I have just been advised by my mortgage broker that my West Hampstead lawyer is not on the lender Conveyancing panel. What can I do to be certain whether this is indeed the case?
The first thing you need to do is to contact your West Hampstead conveyancer. You lawyer should inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
Is there a reason why leasehold purchase conveyancing in West Hampstead costs more?
The conveyancing fees on a leasehold premises in West Hampstead is inevitably greater than on a freehold transaction. This is due to the supplemental work required in liaising with the freeholder and management company to collate the information about whether the rent and maintenance charges have been paid and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the building.
How does conveyancing in West Hampstead differ for newly converted properties?
Most buyers of new build property in West Hampstead approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is completed. This is because builders in West Hampstead typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in West Hampstead or who has acted in the same development.
Am I best advised to appoint a West Hampstead conveyancing solicitor in close proximity to the house I am buying? We have a good friend who can execute the legal work however her office is over three hundred miles away.
The benefit of a high street West Hampstead conveyancing practice is that you can drop in to execute paperwork, hand in your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were content that must surpass using an unfamiliar West Hampstead conveyancing lawyer just because they are West Hampstead based.
I've recently bought a leasehold house in West Hampstead. Am I liable to pay service charges relating to a period prior to completion of my purchase?
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).
Having spent years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in West Hampstead. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to make a decision on the sum to be paid.
An example of a Lease Extension decision for a West Hampstead property is Flat A 372 Cricklewood Lane in January 2013. The Tribunal decided that the premium for the extended lease should be £5,750.00 and that the terms of the new lease should be those set out in annex to the decsion This case was in relation to 1 flat.
How do I identify cost effective conveyancing in West Hampstead?
First ask the people you trust who they used in the past and if they were happy with the service. Option 2 is to look on the internet for conveyancing in West Hampstead. Telephone a couple or more firms from the list and request that they send you their conveyancing estimate and discuss your needs with the solicitor who will conduct your conveyancing before you commit. Option 3 is to make use of our search tool to assist you in finding the right solicitors for you based on your unique factors including location,speed, complexity and who the proposed lender is.Resist the temptation to appoint £99 conveyancing solicitors in West Hampstead