I am assisting my sister sell her flat in Neasden. Will the conveyancer arrange an energy performance certificate or do I organise this?
Following the abolition of Home Information Packs, energy assessments was retained a compulsory part of moving house. An energy performance certificate should be to hand in advance of the property being marketed. It is not something that conveyancers normally arrange. If you are instructing a Neasden conveyancing practitioner they might be able to arrange EPC’s given their contacts with long established local assessors
I'm at the point of viewing flats in Neasden and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a home loan with Clydesdale.
It would be prudent to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are obtaining a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.
I can not work out if my mortgage offer requires a lease extension. I have telephoned my Neasden bank branch on numerous occasions and was told they are content with the situation and they would lend. My Neasden conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the property lawyer is on the bank panel, she or he must comply with the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Will commercial conveyancing searches disclose planned roadworks that may affect a commercial premises in Neasden?
Its becoming the norm that commercial conveyancing solicitors in Neasden will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Neasden. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Neasden.
For every commercial conveyancing transaction in Neasden it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Neasden commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Neasden.
Due to the advice of my in-laws I had a survey completed on a house in Neasden in advance of retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some lenders tend refuse to grant a loan on this type of home.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Neasden. Conveyancing will be smoother if you use a solicitor in Neasden especially if they are acquainted with such properties in Neasden.
I am looking for a conveyancing practitioner in Neasden for my home move. Is there any facility to see a firm’s complaints history with the profession’s regulator?
Anyone can read published Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training requirements.
I am hoping to exchange soon on a leasehold property in Neasden. Conveyancing lawyers inform me that they report fully on Monday. What should I be looking out for?
The report on title for your leasehold conveyancing in Neasden should include some of the following:
-
The unexpired lease term. You should receive guidance as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years Repair and maintenance of the flat You should be sent a copy of the lease What remedies are open the freeholder should you have violated the provisions of the lease? You must be told what counts as a Nuisance in the lease
I am the proprietor of a basement flat in Neasden. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?
Most definitely. We are happy to put you in touch with a Neasden conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Neasden flat is 12 & 12A Deacon Road in May 2010. the Tribunal concluded that the price to be paid for the freehold should be £38,287 This case affected 2 flats. The unexpired term was 65.58 years.
When it comes to my conveyancing in Neasden should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Neasden conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.