Having sold my house in Tottenham last March yet the purchaser is whats apping every few hours complaining that their solicitor is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
Post completion of your sale your conveyancer is committed to forward the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Where appropriate, your lawyer should also evidence that the legal charge in favour of the lender has been discharged to the buyers lawyers. There are no post completion procedures unique to conveyancing in Tottenham.
We have agreed to purchase a house in Tottenham. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
Given that your lender is Bank of Ireland your lawyer must check the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Bank of Ireland where a lease does not comply with these requirements. The conditions relate to the installation of panels on properties nationwide and is not restricted to Tottenham.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Tottenham bank branch on numerous occasions and was told they are content with the situation and they will lend. My Tottenham conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend based on their published requirements. I simply don't know who is right.
As long as the solicitor is on the bank approved list, they must comply with the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Intending to buy a maisonette in Tottenham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Tottenham property lawyer is on the Barclays conveyancing panel.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Tottenham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Tottenham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the advice of my in-laws I had a survey completed on a house in Tottenham before appointing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some lenders tend not issue a mortgage on such a home.
It depends who your proposed lender is. Santander has different requirements from Nationwide. If you call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Tottenham. Conveyancing will be smoother if you use a solicitor in Tottenham especially if they are acquainted with such properties in Tottenham.
I am thinking of appointing a conveyancing practitioner in Tottenham for my house move. Can I see a solicitor's record with the profession’s regulator?
One can find presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. To find information Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator could recorded telephone calls for training reasons.
I work for a long established estate agent office in Tottenham where we have experienced a number of flat sales put at risk as a result of short leases. I have received contradictory information from local Tottenham conveyancing solicitors. Please can you confirm whether the seller of a flat can initiate the lease extension process for the buyer?
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 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.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Tottenham conveyancing firm to represent me?
Absolutely. We can put you in touch with a Tottenham conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Tottenham residence is 30 Strode Road in June 2013. Following a vesting order by Edmonton County Court on 20th February 2013 the Tribunal arrived at a valuation for enfranchisement of £10,256 for the premises (£4,074 for the Ground Floor Flat and £6182 for the First Floor Flat) and £100 for the appurtenant land. This case related to 2 flats. The remaining number of years on the lease was 83.33 and 77.3.