I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in New Barnet. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 27/4/2024, the requirements read as follows :
I just acquired a flat at auction in New Barnet. Conveyancing is required. What is next?
Now that you have to all intents and purposes signed on the dotted line you should retain a conveyancing practitioner as a matter of priority as you are facing a pending a fixed date to complete the deal. Every auction property will have a bespoke auction set of papers. This will include evidence of title and search results. In the case of leasehold premises the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to give this to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds organised to complete on the date specified in the contract.
I am selling my apartment. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being difficult. The New Barnet solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Aldermore have agreed my home loan in principle, my offer on a house in New Barnet has been accepted, now what?
Your estate agent will need to know who your solicitors are (be sure the lawyers are on the bank’s panel). Call up Aldermore or the broker and finalise any appropriate paperwork. Aldermore will appoint a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Aldermore will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in New Barnet.
The deeds to my house can not be found. The lawyers who handled the conveyancing in New Barnet 4 years ago have long since closed. What are my next steps?
These day there are copies made of almost everything, and your conveyancer will know exactly where to locate all the suitable paperwork so you can purchase or sell your house without any difficulty. Where copies are not available, your solicitor can arrange cover in the form of insurance or indemnities against possible claims on the premises.
I am looking for a leasehold apartment up to £305k and identified one round the corner in New Barnet I like with amenity areas and railway links nearby, the downside is that it only has 61 years unexpired on the lease. There is not much else in New Barnet for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a home loan that many years may be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
I am using a search engine for the words on line conveyancing in New Barnet it reveals numerous solicitorsin the vicinity. How do I determine which is the suitable conveyancing solicitor for purchase transaction?
The ideal way of finding the right conveyancer is via personal referral, so ask friends and family who have purchased a property in New Barnet or a reputable estate agent or financial adviser. Fees for conveyancing in New Barnet differ, so it's advisable to secure at least four fee estimates from varying types of law firms. Be sure to seek confirmation that the charges are assured not to rise.
Last October I purchased a leasehold flat in New Barnet. Do I have any liability for service charges for periods before 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. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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).
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a New Barnet conveyancing firm to represent me?
if there is a missing landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to judgment on the amount due.
An example of a Lease Extension matter before the tribunal for a New Barnet flat is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case affected 1 flat. The number of years remaining on the existing lease(s) was 76 years.