My conveyancer has discovered a defect with the lease for the apartment we are purchasing in Neasden. The other side have offered defective title insurance as a solution. We are happy with insurance and will cover the costs. Our property lawyer says that he must ensure that the lender is content with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
Having sold my house in Neasden last February yet the purchaser is SMS messaging daily complaining that his lawyer needs to hear from mysolicitor. What are the post completion sale formalities following completion?
After completion of your disposal your conveyancer is duty bound to forward the transfer documentation and all of the paperwork to the purchaser's solicitors. If applicable, your solicitor must also evidence that the home loan has been redeemed to the buyers solicitors. There are no post completion tasks just for conveyancing in Neasden.
We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would prefer to appoint a Neasden based conveyancing firm?
Do check but the the likelihood is that give you one of their panel conveyancers where you accept the "fee-free" offer. Call the lender and check if they allow a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Neasden.
Just bought a semi-detached house in Neasden , What is the estimated time for the Land Registry to register my ownership? My Neasden conveyancing solicitor has been very slow, so I want to check the land registry aspects are dealt with.
As far as conveyancing in Neasden registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can differ depending on the party submitting the application, whether it is in order and whether the Land registry need to notify any other persons or bodies. Currently roughly three quarters of submission are fully dealt with within two weeks but occasionally there can be extensive delays. Registration occurs once the new owner has moved in to the property therefore registration formalities is not always an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.
I am looking for a leasehold apartment up to £305k and found one near me in Neasden I like with a park and railway links nearby, the downside is that it only has 49 remaining years left on the lease. There is not much else in Neasden for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage the shortness of the lease will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
A conveyancing firm acted on my conveyancing in Neasden half a dozen years past having archived my deeds but has since been shut down – how do I retreive these?
Title deeds, as such, no longer exist as most homes in Neasden are archived electronically at Land Registry. If you need to prove ownership or are disposing of or refinancing your property lawyer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.