I am planning to move house in September. Will my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you recommend a removal company in Palmers Green. Conveyancing solicitor was found before I stumbled across this website.
On the afternoon of completion you can pick up the house keys from the estate agent but this can only take place after the vendors conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You will need to tell the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can help you find a conveyancing in Palmers Green or a lawyer with expertise in conveyancing in Palmers Green.
I happen to be the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Palmers Green. Conveyancing formalities meant that the Land Registry date was in July. I plan to dispose of the house. I do know about the CML six month 'rule', meaning my property ownership could be considered the same way as though I had purchased the property in July. Is the property unsalable for six months?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Some lenders would take a pragmatic view as this obligation primarily exists to pick up on the purchase and immediately sell or the quick reselling of properties.
I have decided to exercise my right to buy my property in Palmers Green off the council. I have a mortgage offer with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
I have a terraced Victorian property in Palmers Green. Conveyancing lawyer acted for me and The Mortgage Works. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Palmers Green and other areas of 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 buyers. You can also question the position with the conveyancing practitioner who completed the work.
Just had an offer accepted on a new build apartment in Palmers Green. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Palmers Green
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
In my capacity as executor for the will of my father I am disposing of a residence in Swansea but live in Palmers Green. My conveyancer (who is 200 kilometers awayrequires that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing solicitor in Palmers Green to attest and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Palmers Green based
What advice can you give us when it comes to choosing a Palmers Green conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a Palmers Green conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Palmers Green conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:
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How experienced is the firm with lease extension legislation? If they are not ALEP accredited then why not?
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Palmers Green conveyancing firm to represent me?
Most definitely. We are happy to put you in touch with a Palmers Green conveyancing firm who can help.
An example of a Lease Extension case for a Palmers Green property is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case affected 1 flat. The remaining number of years on the lease was 81.79 years.
I have just placed an offer on a leasehold flat in Palmers Green and the mortgage adviser that we are dealing with suggested his conveyancing practitioner. He quoted £900 excluding VAT and 3rd party costs. Does this sound like a good deal?
Don't just go on 1 estimate. You should seek like-for-like quotes for your conveyancing in Palmers Green. Then select one that you trust and crucially, is on the approved list of the lender that you have applied for a mortgage from.