Can you help? My Hatch End solicitor is assuring me that she is duty bound toapply for Hatch End conveyancing searches asthe firm are on the Santanderconveyancing panel. Do I not have any say here?
You have limited options available to you. As you are obtaining a mortgage with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Hatch End conveyancing searches.
There are plenty of conveyancing solicitors in Hatch End but how do I know who I should use?
We would encourage you not to base your choice on the cheapest Hatch End conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
This question may be naive but I am unexperienced as FTB of a ground floor flat in Hatch End. Do I pick up the keys to the property on completion from my conveyancer? If so, I will instruct a local conveyancing solicitor in Hatch End?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you will be invited to collect the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.
We are purchasing a terrace house in Hatch End. Our aim is to convert the garage to an office at the property.Will the conveyancing process include checks to see if these works are permitted?
Your conveyancer should review the registered title as conveyancing in Hatch End will on occasion reveal restrictions in the title documents which restrict categories of changes or necessitated the consent of a 3rd party. Certain works need local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
I have been told that property searches are a common cause of delay in Hatch End conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any slowing down conveyancing in Hatch End.
What does commercial conveyancing in Hatch End cover?
Commercial conveyancing in Hatch End incorporates a wide range of guidance, supplied by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
I am employed by a reputable estate agency in Hatch End where we have witnessed a few leasehold sales jeopardised due to short leases. I have been given conflicting advice from local Hatch End conveyancing firms. Please can you confirm whether the vendor of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
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 buyer.
Having spent years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Hatch End. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We are happy to put you in touch with a Hatch End conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal 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 related to 3 flats. The unexpired term as at the valuation date was 71 years.
I am purchasing a flat with all finances in place. My conveyancer has been handed with two separate proof of photographic ID, bank statement, endless utility bills. Now he needs a copy from a probate lawyer acknowledging that the money is in place and that it has come from inheritance and not dealing E's in Ibiza.
In today’s world you will not be able to complete any Hatch End conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Proof of your source of funds is required under Money Laundering laws.