My husband and I are only a couple days away from an exchange on a flat in Neasden and my mum and dad have transferred the 10% deposit to my solicitor. I am now advised that as the deposit has been sent from someone other than me my solicitor needs to disclose this to my mortgage company. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
The lawyer is duty bound to check with mortgage company to ensure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only notify this to your lender if you agree, failing which, your lawyer must cease to continue acting.
Are the Neasden conveyancing solicitors identified as being on the Principality conveyancing panel, together with their details provided by Principality?
Neasden conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.
When reading moneysavingexpert.com for an online solicitor in Neasden, most post that I must look for a CQS assured solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing procedures through the scheme protocol It covers many partnerships who perform conveyancing in Neasden.
I need some quick conveyancing in Neasden as I am faced with a deadline to sign on the dotted line inside 4 weeks. A mortgage is not required. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are are a cash buyer you are at liberty not to do searches although no conveyancer would recommend that you don't. With lots of history conveyancing in Neasden the following are examples of what can show up and therefore affect future saleability: Enforcement Actions, Overdue Charges, Overdue Grants, Unadopted Roads,...
I have justdiscovered that Wolstenholmes have closed. They carried out my conveyancing in Neasden for a purchase of a freehold house 10 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The quickest way to see if the property 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 Neasden conveyancing specialists.
I am a negotiator for a busy estate agency in Neasden where we have witnessed a few leasehold sales jeopardised as a result of leases having less than 80 years remaining. I have received conflicting advice from local Neasden conveyancing firms. Please can you clarify whether the seller of a flat can instigate the lease extension process for the buyer?
As long as the seller has owned the lease 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 need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as 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 correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Neasden. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to determine the sum to be paid.
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 related to 2 flats. The number of years remaining on the existing lease(s) was 65.58 years.