Me and my partner are soon to exchange buying a house in Harrow but as a consequence of damage from the recent storms I have managed to agree reparation from the current proprietors in the sum of £2k by way of a adjustment in the price. I had intended this to be dealt with as part of the conveyancing process however UBS are not allowing this. Should they have been involved?
Your conveyancing practitioner being on a UBS approved list is obliged to inform UBS of any amendments to the sale price. If you were to refuse your lawyer to disclose the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancer for your conveyancing in Harrow.
Should my conveyancer be making enquiries about flooding as part of the conveyancing in Harrow.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Harrow. Some people will buy a property in Harrow, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, however there are a numerous checks that may be carried out by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Harrow. The conventional set of property information forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to find out whether the property has ever been flooded. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser may bring a legal claim for losses stemming from an misleading reply. A purchaser’s lawyers may also conduct an enviro report. This will reveal if there is a recorded flood risk. If so, more detailed investigations should be conducted.
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. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Harrow
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
How do I use the search facility to find a conveyancing lawyer in Harrow on the panel for my bank?
First select a bank such as Santander, Bank of Scotland or Alliance & Leicester then type in your preferred area for example Harrow. Conveyancing firms in Harrow and nationally should be shown.
We are a fortnight into a freehold purchase having been referred to a firm by the estate agent to handle our conveyancing in Harrow. I am am starting to be dissatisfied with the level of service. Could you help me find new lawyers?
They would need to be very bad to suggest replacing them. Has your mortgage offer been issued? In the event that it has you will need to advise them of the new solicitor and have the offer are issued to the new lawyers. The conveyancer should be on the banks panel to avoid supplemental expenses and delays. That should be your first question of the new conveyancers. The find a solicitor tool will help you find a bank approved solicitor for your home move in Harrow
What are your top tips when it comes to finding a Harrow conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Harrow conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Harrow conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:
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What volume of lease extensions have they carried out in Harrow in the last year?
I have had difficulty in seeking a lease extension in Harrow. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to judgment on the premium.
An example of a Lease Extension decision for a Harrow premises 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 term as at the valuation date was 75.25 years.