Me and my partner are intending to purchase a 3 bedroom flat in North Harrow with a mortgage. We like our North Harrow conveyancer, but the mortgage company says she’s not on their "panel". We have to appoint one of the lender panel firms or retain our North Harrow conveyancer and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your North Harrow conveyancing lawyer to apply to be on the conveyancing panel.
Having sold my house in North Harrow last December yet the purchaser is texting me complaining that her solicitor is waiting to hear from myconveyancer. What are the post completion sale legalities following completion?
Following your house sale your conveyancer is obliged to deliver the transfer deeds and all additional paperwork to the buyer’s solicitors. Where appropriate, your conveyancer must also send confirmation that the home loan has been repaid to the buyers solicitors. There is unlikely to be post completion formalities just for conveyancing in North Harrow.
My aunt passed away last year and as sole heir and executor I was left the house in North Harrow. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?
Where you plan to refinance then Coventry BS will insist on your using a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.
Over the last few months I have been searching for a flat up to £305k and found one near me in North Harrow I like with a park and railway links nearby, however it's only got 61 years unexpired on the lease. There is not much else in North Harrow suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you require a home loan that many years may be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
I am selling my home. My previous solicitors closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in North Harrow if that makes things easier.
Do use our search tool to help you choose a solicitor for your conveyancing in North Harrow. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
Last May I purchased a leasehold flat in North Harrow. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element 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).
Following years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in North Harrow. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the price payable.
An example of a Lease Extension matter before the tribunal for a North Harrow flat is flat 93b Welldon Crescent in May 2009. The Tribunals valuation for a 90-year lease extension of this fat was £13,171 This case related to 1 flat. The unexpired residue of the current lease was 75.25 years.