I am buying a 3 bedroom semi in West Hampstead. Our aim is to carry out an extension to the side at the property.Will the conveyancing process include checks to determine if these works were previously refused?
Your solicitor should check the deeds as conveyancing in West Hampstead can on occasion identify restrictions in the title deeds which prevent certain changes or necessitated the consent of a 3rd party. Some extensions call for local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
When it comes to mortgage companies such as Santander, do West Hampstead conveyancing practitioners face an annual charge to be on the conveyancing panel?
We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I currently have a mortgage with Clydesdale for my property in West Hampstead. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?
You must advise Clydesdale before letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. You need not do this via a Clydesdale conveyancing panel lawyer.
I purchased my flat on 1 February and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in West Hampstead advises it would be recorded in less than a month. Are titles in West Hampstead particularly slow to register?
There is nothing unique about conveyancing in West Hampstead registration formalities. Rather than based on location, timescales can vary subject to the party submitting the application, whether it is in order and whether the Land registry communicate with any 3rd parties. At present in the region of three quarters of submission are completed in less than three weeks but some can be subject to longer delays. Registration is effected once the purchaser is living at the premises so an expedited registration is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.
About to purchase a new build apartment in West Hampstead. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in West Hampstead
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants.
I need to instruct a conveyancing lawyer in West Hampstead for my home move. Can I check a solicitor's record with the legal regulator?
You can search for published Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes recorded call for training requirements.
Do you have any advice for leasehold conveyancing in West Hampstead from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in West Hampstead can be avoided where you get in touch lawyers the minute you market your property and request that they start to put together the leasehold documentation needed by the buyers’ lawyers. A minority of West Hampstead leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. If you have had conflict with your landlord or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be nervous about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as over as opposed to unresolved. You may think that you are aware of the number of years left on your lease but it would be advisable verify this by asking your solicitors. A purchaser's conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is less than 75 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.
I have had difficulty in trying to reach an agreement for a lease extension in West Hampstead. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a West Hampstead conveyancing firm who can help.
An example of a Lease Extension case for a West Hampstead flat 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.
Should one remove a deceased person's details from the title deeds for a house in West Hampstead?
If a West Hampstead property is jointly owned and one of the owners dies, the name will not immediately be removed from the title deeds. You are not required to amend the title as when it comes to a sale you would just need to supply proof why the co owner is not included in the transfer, typically this is in the form of a grant of probate.
With a view to making things simpler in the future you can apply to have the deceased person removed from the title by submitting an application to the land registry with evidence of the death. There is no charge from the Registry for this service.