I am need of leasehold conveyancing for a flat in a fairly new development (6 years old) in Whetstone. Almost all the properties are already sold. Do I need carry out the local searches for my conveyancing in Whetstone?
You are putting yourself at risk in failing carrying out Whetstone conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that you have them. Where timings and price are top of your issues you should discuss with your conveyancer about the options such as contingency insurance available to you
Having sold my house in Whetstone last April yet the purchaser is e-mailing daily to say her solicitor needs to hear from mine. What are the post completion sale formalities now that I have sold?
Post completion of your sale your lawyer is obliged to forward the transfer documentation and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your lawyer must also evidence that the legal charge in favour of the lender has been redeemed to the buyers conveyancers. There are no post completion tasks just for conveyancing in Whetstone.
My uncle passed away six months ago and as sole heir and executor I was left the property in Whetstone. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this allowed?
Where you plan to re-mortgage then Co-operative will require that you use a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
I moved into my apartment on 13 March and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Whetstone said it would be concluded inside ten days. Are transfers in Whetstone particularly slow to register?
As far as conveyancing in Whetstone registration is no faster or slower than the rest of the country. Rather than based on location, timescales can vary depending on the party submitting the application, whether there are errors and if the Land registry have to notify any other parties. As of today in the region of 80% of submission are fully addressed within 12 days but occasionally there can be longer hold-ups. Historically registration is effected after the purchaser has moved in to the property therefore an expedited registration is not typically top priority but where it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.
I'm buying a new build house in Whetstone with a mortgage from Britannia. The sellers refused to budge the amount so I negotiated 6k of extras instead. The property agent told me not reveal to my lawyer about the side-deal as it may impact my loan with Britannia. Is this normal?.
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.
I am looking for a leasehold apartment up to £235,500 and found one round the corner in Whetstone I like with open areas and station in the vicinity, however it's only got 51 remaining years left on the lease. I can't really find anything else in Whetstone in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.