The conveyancer who dealt with my former purchase has quoted £1400 for fixed fee conveyancing in Haringey. I’m looking to sell a modern property for £225,000. Is this over the top? Is it in excess of the average fee for conveyancing in Haringey?
The quote is fractionally on the steep side. If you shop around you may be able to get the conveyancing a bit cheaper by as much as £125. That being said, you couldcome to rue opting for an an untested conveyancer. Don't forget to ensure that the conveyancer can represent your mortgage company. Do utilise our comparison tool to find a Haringey conveyancing firm on the banks approved list of lawyers which can often include conveyancing solicitors in Haringey.
My father advised me that in purchasing a property in Haringey there could be various restrictions preventing external alterations to the property. Is this right?
We are aware of a number of properties in Haringey which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Haringey should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had appointed solicitors with offices in Haringey on the TSB solicitor approved list. They are now charging me a separate amount for dealing with the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner may levy a fee for this. This fee is not set by TSB but by your Haringey property lawyer. Some firms on the TSB panel will quote ’dealing with mortgage’ fee and others do not.
How can we know in advance if a Haringey conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Haringey obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your conveyancing.
Will my solicitor be raising questions concerning flooding as part of the conveyancing in Haringey.
The risk of flooding is if increasing concern for solicitors dealing with homes in Haringey. Some people will acquire a house in Haringey, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, but there are a various searches that can be initiated by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Haringey. The conventional set of information sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the seller to find out whether the property has historically flooded. In the event that flooding has previously occurred and is not revealed by the owner, then a purchaser could bring a compensation claim resulting from an incorrect response. A purchaser’s conveyancers should also carry out an enviro report. This will disclose whether there is a recorded flood risk. If so, further investigations will need to be conducted.
Are there restrictive covenants that are commonly identified during conveyancing in Haringey?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Haringey. 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…’
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Haringey is the location of the property. Can you offer any opinion?
Flying freeholds in Haringey are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Haringey you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Haringey may determine 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.
I work for a busy estate agent office in Haringey where we see a number of flat sales jeopardised as a result of short leases. I have been given inconsistent advice from local Haringey conveyancing solicitors. Can you confirm whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-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 before, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder 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 buyer.
My wife and I have hit a brick wall in trying to purchase the freehold in Haringey. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a Haringey conveyancing firm who can help.
An example of a Lease Extension case for a Haringey property is 16 Langham Close in June 2009. The Tribunal determined that the premium to be paid by the Applicant to the Respondent for the grant of a new lease was £45,672. This case affected 1 flat. The remaining number of years on the lease was 25.4 years.