I am progressing with the sale of my ground floor flat in Neasden and the EA has just e-mailed to advise that the purchasers are changing their solicitor. The excuse is that the lender will only work with solicitors on their approved list. On what basis would a leading lender only engage with certain law firms rather the firm that they want to choose for their conveyancing in Neasden ?
Banks have always had an approved set of law firms that can represent them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Banks justify this action to a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
Can the conveyancing practitioners listed on your site perform right to buy conveyancing in Neasden?
We have identified a variety of conveyancing practitioners who can handle right to buy conveyancing work Please contact us with a view to secure a conveyancing quote.
My wife and I are buying a apartment in Neasden. It might be a silly question but how we can trust a conveyancer? At some point we have to put our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am planning to move property in October. Does my conveyancing solicitor call the removal company on the completion day. Incidentally, can you put forward a removal company in Neasden. Conveyancing firm was chosen before I stumbled across this site.
On the afternoon of completion you will need to collect the keys from the property agent however this can only occur when the vendors conveyancers advise the agent that they have the completion monies and the keys can be passed over. After that you will need to tell the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can assist you in choosing a residential property solicitor in Neasden or a firm that specialises in conveyancing in Neasden.
I'm in the process of looking at apartments in Neasden and I am now considering a potential offer. Is it wise to have my solicitor on ‘stand by’? I am planning to take a mortgage with Nottingham.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are getting a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.
The deeds to my house are lost. The conveyancers who dealt with the conveyancing in Neasden 4 years ago no longer exist. Will I be able to sell the house?
Gone are the days when you need to hold title deeds to establish that you own the land or property, given that the Land Registry have everything they need in a digital format.
I opted to have a survey completed on a property in Neasden prior to retaining lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks tend refuse to grant a loan on this type of house.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Neasden. Conveyancing may be slightly more expensive based on your lender's requirements.
I've recently bought a leasehold property in Neasden. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the leaseholder of a a ground floor purpose built flat in Neasden. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
in cases where there is a missing landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to make a decision on the sum to be paid.
An example of a Freehold Enfranchisement decision for a Neasden property 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 unexpired lease term was 65.58 years.