Can the conveyancing lawyers via your comparison service conduct attended exchange conveyancing in Harrow?
We do have a number of conveyancing experts who can conduct attended exchanges. You should call us to obtain a costs illustration and details as to availability.
Finally the sale completed on my house in Harrow last June yet the purchaser is e-mailing every few hours to say his conveyancer is waiting to hear from mylawyer. What should my lawyer have done following completion?
Post completion of your disposal your conveyancer is duty bound to send the transfer documentation and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer should also send confirmation that the legal charge in favour of the lender has been redeemed to the purchasers solicitors. There is unlikely to be post completion procedures unique to conveyancing in Harrow.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the UBS Conveyancing panel ahead of completing my conveyancing in Harrow?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am buying a new build flat in Harrow. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Harrow
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Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I am employed by a reputable estate agent office in Harrow where we have experienced a few flat sales jeopardised due to short leases. I have received conflicting advice from local Harrow conveyancing solicitors. Could you clarify whether the owner of a flat can start the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
We have reached the end of our tether in trying to purchase the freehold in Harrow. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to assess the price.
An example of a Lease Extension case for a Harrow flat is flat 93b Welldon Crescent in May 2009. The Tribunals valuation for a 90-year lease extension of this fat was £13,171 This case affected 1 flat. The unexpired lease term was 75.25 years.
Why do I have to provide my property lawyer with various items of identification before I can commence with my conveyancing in Harrow?
Harrow solicitors are required by the Law Society, SRA, HM Land Registry and current Money Laundering legislation to record that the have verified the identity of their clients. It is also sometimes a condition of your bank if you are taking a mortgage. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, national insurance number and DOB.