My partner and I are nearing an exchange on a flat in Hatch End and my parents have transferred the 10% deposit to my lawyer. I am now advised that as the deposit has not come from me my conveyancing practitioner needs to disclose this to my lender. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?
The solicitor is obliged to clarify with mortgage company to make sure that they know that the balance of the purchase price is not from your own funds. The solicitor can only report this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
Why do I have to pay up front for my conveyancing in Hatch End?
Where you are retaining lawyers for conveyancing in Hatch End your lawyer will ask you put them with funds to cover the search fees. Ordinarily this is called for to cover the fees of the Local Authority Search. When the down payment is payable against the purchase price then this should be required immediately before exchange of contracts. Any further balance that is needed should be transferred a couple of days prior to the completion date.
My father advised me that in purchasing a property in Hatch End there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
We are aware of a number of properties in Hatch End which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Hatch End should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am being advised by my lawyer that breach of easement insurance is necessary on my purchase. What is the level of cover for Hatch End conveyancing?
The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Virgin Money. Conveyancing solicitors as opposed to borrowers take out such policies.
After much negotiation I have agreed a price on an apartment in Hatch End. My financial adviser pressured me to appoint their property lawyer. I paid an advanced payment of £225. A couple of days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Action Conveyancing a few years ago for my conveyancing in Hatch End. I now require my file but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hatch End of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In scouring the world wide web for the term conveyancing in Hatch End it brings up numerous solicitorslocally. With so much choice what is the best way to find the right conveyancer for my move?
The ideal way of choosing the right conveyancer is via personal referral, so ask friends and family who have purchased a property in Hatch End or a respected estate agent or mortgage broker. Charges for conveyancing in Hatch End vary, so it's sensible to request at least four costs illustrations from varying types of law firms. Make sure that you know that the fees are fixed.
I only have 72 years unexpired on my lease in Hatch End. I now wish to extend my lease but my freeholder is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to prove that you or your lawyers have used your best endeavours to find the lessor. For most situations a specialist may be helpful to try and locate and to produce a report which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor both on devolving into the landlord’s disappearance and the application to the County Court covering Hatch End.
I have given up negotiating a lease extension in Hatch End. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We are happy to put you in touch with a Hatch End conveyancing firm who can help.
An example of a Lease Extension case for a Hatch End flat is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case was in relation to 3 flats. The unexpired term was 71 years.