After what seems like an age a loan agreement from Santander for the refinancing of my 4 bedroom garden flat is expected within the next few days. Could you suggest a low cost conveyancing practitioner in Palmers Green?
You are on the wrong site if you are seeking cut-price fees for conveyancing in Palmers Green. Our aim is to provide value for money conveyancing but we do not advertise as being the cheapest. Do not be fooled by companies enticing you with low cost conveyancing in Palmers Green. At best, in going for low cost conveyancing, you will earn what you pay for and at worst you will end up invoiced for additional fees and still not get the service required.
We are buying a terrace house in Palmers Green. Our aim is to carry out a loft conversion at the house.Will legal work on the property involve investigations to ascertain if these works are allowed?
Your conveyancer should review the registered title as conveyancing in Palmers Green can sometimes identify restrictions in the title documents which prohibit certain works or necessitated the consent of a 3rd party. Certain extensions require local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
I have been advised by my lawyer that chancel insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Palmers Green?
The right level of chancel indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Coventry Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
is it true that all Palmers Green solicitor practices on the Clydesdale conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Clydesdale conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
My partner and I are selling our property in Palmers Green and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Palmers Green conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a web based conveyancing outfit rather than a conveyancing solicitor in Palmers Green. We have lived in Palmers Green for many years we know of no issue. Is it a good idea to get in touch with our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I'm purchasing a new build house in Palmers Green benefiting from help to buy. The builders would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not reveal to my solicitor about the extras as it would put at risk my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I've recently bought a leasehold property in Palmers Green. Am I liable to pay service charges relating to a period prior to my ownership?
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. However, 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 own a first floor flat in Palmers Green. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
Absolutely. 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 residence 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 was in relation to 1 flat. The unexpired residue of the current lease was 81.79 years.
Should I stop the direct debit for my mortgage with Lloyds once a completion date for my sale in Palmers Green has been set?
No, you should continue paying any mortgage payments to Lloyds pending the mortgage being paid off out of the proceeds of sale as part of your Palmers Green conveyancing.