We're in North Harrow, FTBs buying with a mortgage (lender is RBS , and our solicitor is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
What is your number one tip for choosing a conveyancing solicitor in North Harrow
Do not opt for the cheapest North Harrow conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Forgive me if this question is silly but I am unexperienced as a first time buyer of a garden flat in North Harrow. Do I pick up the keys to the property on completion from my solicitor? If so, I will appoint a High Street conveyancing solicitor in North Harrow?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the vendor’s conveyancers, and once they have received this, you will be invited to receive the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
Is it correct that all North Harrow CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved firms?
Some major banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a residence in North Harrow? or I am told that there is an ancient law that could mean that house owners residing in a parish church boundary will be compelled to pay for repairs towards the chancel in proximity to the church. Is this applicable for conveyancing in North Harrow?
Unless a prior acquisition of the house took place after 12 October 2013 you may assume that solicitors delivering conveyancing in North Harrow to remain recommending a chancel search and or insurance against a claim.
How does conveyancing in North Harrow differ for newly converted properties?
Most buyers of new build premises in North Harrow contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is finished. This is because new home sellers in North Harrow tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in North Harrow or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a quick, no chain conveyancing. North Harrow is the location of the property. What do you suggest?
Flying freeholds in North Harrow are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in North Harrow you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Harrow may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am hoping to sign contracts shortly on a ground floor flat in North Harrow. Conveyancing solicitors inform me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in North Harrow should include some of the following:
-
Responsibility for maintaining the window frames Setting out your rights in respect of common areas in the building.For instance, does the lease provide for a right of way over an accessway or hallways? The unexpired lease term. You should be advised as what happens when the lease expires, and informed of the importance of the 80 year mark The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Details of the parties to the lease, for instance these could be the lessee, superior lessor, freeholder
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a North Harrow conveyancing firm to help?
Most certainly. We can put you in touch with a North Harrow conveyancing firm who can help.
An example of a Lease Extension case for a North Harrow property 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 remaining number of years on the lease was 75.25 years.