My fiance’s uncle is a conveyancing practitioner. I expect that I will receive mate’s pricing for conveyancing, However if that does not come through, what kind of figure would I typically be looking at for conveyancing in Northwick Park?
It’s a good idea to look for multiple conveyancing quotes. Do use our search tool on this page. You will notice that quotes seem to be different but service levels do differ between solicitors as is the case with the vast majority of professional services.
Can you clarify what the consequences are if my solicitor is expelled from the UBS Solicitor panel ahead of completing my conveyancing in Northwick Park?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I'm buying a new build house in Northwick Park with a loan from Skipton Building Society. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not inform my lawyer about the side-deal as it will put at risk my mortgage with Skipton Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Northwick Park and how can your lawyers assist?
The 1954 Act provides security of tenure to business lessees, granting the right to make a request to court for a renewal tenancy and continue in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Northwick Park
My partner has suggested that I instruct his conveyancing solicitors in Northwick Park. Should I use them?
No doubt the best way to find a conveyancing practitioner is to get referrals from friends or relatives who have previously instructed the conveyancer that you are contemplating using.
I work for a long established estate agency in Northwick Park where we see a few leasehold sales derailed due to leases having less than 80 years remaining. I have received contradictory information from local Northwick Park conveyancing firms. Please can you confirm whether the vendor of a flat can initiate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Notwithstanding our best endeavours, we have been unsuccessful in trying to purchase the freehold in Northwick Park. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We are happy to put you in touch with a Northwick Park conveyancing firm who can help.
An example of a Lease Extension decision for a Northwick Park property is Ground Floor Flat 17 Frognal Avenue in April 2012. the Tribunal agreed that a value of £160,000 for the extended lease was appropriate. This case related to 1 flat. The unexpired residue of the current lease was 61.66 years.