I hired a Hatch End based firm for our conveyancing in Hatch End today. Upon checking the small print I seeI am responsible for charges even if our purchase doesn't happen. Should I go with them or select an internet firm offering no-sale-no-fee conveyancing in Hatch End?
It is usually a trade off in that if "No Completion No Fee" is offered then the conveyancing charges will generally be higher to counteract those conveyances that do not proceed. Do bear in mind that these schemes tend not to protect you from outlay for example Hatch End conveyancing search fees.
I am being advised by my solicitor that missing deeds insurance is required on my purchase. What is the level of cover for Hatch End conveyancing?
The appropriate level of missing deeds indemnity insurance depends on your lender. It would differ for example between Yorkshire Building Society and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
Two weeks ago we had a mortgage agreed in principle with Lloyds. Hatch End conveyancing practitioners have been appointed. How long does it take for Lloyds to send the offer to the property lawyer?
Some lenders take longer than others. Have Lloyds conducted the survey? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Hatch End conveyancer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I have recentlyfound out that Action Conveyancing have closed. They carried out my conveyancing in Hatch End for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The quickest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hatch End conveyancing specialists.
How does conveyancing in Hatch End differ for new build properties?
Most buyers of new build residence in Hatch End contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because house builders in Hatch End tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Hatch End or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Hatch End is where the house is located. Is there any guidance you can give?
Flying freeholds in Hatch End are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hatch End you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hatch End may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am attracted to a two maisonettes in Hatch End both have about forty five years remaining on the lease term. Will this present a problem?
There are plenty of short leases in Hatch End. The lease is a legal document that entitles you to use the premises for a period of time. As a lease gets shorter the saleability of the lease decreases and it becomes more expensive to acquire a lease extension. This is why it is generally wise to extend the lease term. It is often difficulties arise selling premises with a short lease because mortgage lenders may be reluctant to lend money on such properties. Lease extension can be a difficult process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this area.
My wife and I have hit a brick wall in trying to purchase the freehold in Hatch End. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. 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 residence 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 number of years remaining on the existing lease(s) was 71 years.