We are planning to acquire a house and need a conveyancing solicitor in Northwood who is on the Clydesdale solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Northwood.
I need some quick conveyancing in Northwood as I am faced with a deadline to sign on the dotted line inside one month. A mortgage is not required. Can I escape the need for conveyancing searches to save fees and time?
As you are not getting a mortgage you have the choice not to do searches although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Northwood the following are examples of issues that can arise and adversely affect future mortgageability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Unadopted Roads,...
My wife and I have a 4 bedroom Victorian house in Northwood. Conveyancing lawyer acted for me and Skipton Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for 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 Northwood and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Northwood is the location of the property. Can you offer any guidance?
Flying freeholds in Northwood are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Northwood you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northwood may decide 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 residence.
How can the Landlord & Tenant Act 1954 affect my business premises in Northwood and how can your lawyers assist?
The 1954 Act provides security of tenure to business leaseholders, granting the a statutory right to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Northwood
I work for a reputable estate agency in Northwood where we have witnessed a few flat sales jeopardised as a result of short leases. I have been given inconsistent advice from local Northwood conveyancing firms. Could you shed some light as to whether the owner of a flat can commence the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
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.
After months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Northwood. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We can put you in touch with a Northwood conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Northwood flat is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case related to 3 flats. The number of years remaining on the existing lease(s) was 71 years.