We just had an offer accepted to buy with Earl Shilton BS. We have called around locally yet am unable to find a Palmers Green conveyancing firm on the Earl Shilton BS panel. Can you assist?
Please do take advantage of the search tool on this page. Pick the mortgage company and type Palmers Green or your preferred area and you will see numerous solicitors offices in Palmers Green or nearest you.
I'm purchasing a new build house in Palmers Green with the aid of help to buy. The developers would not reduce the amount so I negotiated 6k of additionals instead. The estate agent told me not disclose to my solicitor about this side-deal as it will affect my loan with Aldermore. Should I keep quiet?.
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.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Palmers Green is where the house is located. What do you suggest?
Flying freeholds in Palmers Green are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Palmers Green you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Palmers Green 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 premises.
My partner has urged me to instruct his lawyers for conveyancing in Palmers Green. Do I follow his guidance?
No doubt the best way to choose a conveyancing solicitor is to have recommendations from friends or relatives who have used the firm you're considering.
I am tempted by the attractive purchase price for a two maisonettes in Palmers Green which have approximately 50 years unexpired on the leases. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold flat in Palmers Green is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it adversely affects the salability of the premises. The majority of buyers and lenders, leases with less than eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Palmers Green conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I am the leaseholder of a ground-floor 1950’s flat in Palmers Green. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
You certainly can. We are happy to put you in touch with a Palmers Green conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Palmers Green flat 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 number of years remaining on the existing lease(s) was 81.79 years.
Is it the case that all Palmers Green solicitors on every lender conveyancing panel?
You can use our search tool or you can pop into your high street lender branch in Palmers Green. the probability is that they will be in a position to suggest some approved conveyancing solicitors in Palmers Green