Much to our surprise we have been advised by our IFA that my Northolt the law firm I have appointed is not on the bank Solicitor panel. What can I do to check?
The first thing you need to do is to call your Northolt lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
Will my lawyer be raising questions about flooding during the conveyancing in Northolt.
The risk of flooding is if increasing concern for lawyers dealing with homes in Northolt. There are those who acquire a property in Northolt, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to give advice on flood risk, but there are a number of checks that can be initiated by the purchaser or by their lawyers which can figure out the risks in Northolt. The standard property information forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual question of the seller to find out if the premises has suffered from flooding. In the event that the premises has been flooded in past which is not notified by the owner, then a purchaser may issue a compensation claim stemming from an incorrect answer. A buyer’s conveyancers will also order an enviro report. This should indicate if there is any known flood risk. If so, more detailed investigations will need to be made.
I own a semi-detached Edwardian house in Northolt. Conveyancing lawyer acted for me and Yorkshire Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Northolt and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing solicitor who completed the work.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Northolt is where the house is located. Is there any guidance you can impart?
Flying freeholds in Northolt are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Northolt you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northolt may ascertain 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 property.
We are 14 days into a freehold purchase having been recommend to a firm by the selling agent to carry out the conveyancing in Northolt. I am am very disappointed with the quality of service. Can you you assist me in finding new conveyancers?
A conveyancer would have to be very poor to suggest replacing them. Has your mortgage offer been sent? In the event that it has you must advise them of the replacement solicitor and ensure the mortgage documents are re-issued. Your solicitor ideally should be on the banks approved list to avoid added fees and frustration. So that should be your first question of the new lawyers. Our find a solicitor tool should help you find a bank approved lawyer for your conveyancing in Northolt
Last August I purchased a leasehold property in Northolt. 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 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. 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).
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Northolt conveyancing firm to assist?
You certainly can. We are happy to put you in touch with a Northolt conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Northolt residence is GFF 1 Holyrood Avenue in May 2014. The Tenant wished to acquire a new (extended) lease and applied to the Willesden County Court who granted a vesting order on 20* March2013. The Tribunal decied that the premium to be paid was £9,062 This case affected 1 flat. The unexpired lease term was 79 years.