I am soon to exchange on the purchase of a property in Brondesbury but as a result of wreckage from a small fire at the property I have managed to agree compensation from the seller in the sum of three thousand pounds taking the form of a adjustment in the price. This was going to be dealt with as part of the conveyancing process but Bank of Ireland will not permit this. Why were they involved?
Your property lawyer that is on a Bank of Ireland approved list is required to disclose to Bank of Ireland of any changes to the purchase price. If you were to refuse your property lawyer to notify the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new lawyer for your conveyancing in Brondesbury.
My wife and I have a renovated Edwardian property in Brondesbury. Conveyancing solicitor acted for me and Virgin Money. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Brondesbury and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.
I am buying a new build apartment in Brondesbury. Conveyancing is daunting 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.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Brondesbury
Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Do I need to be concerned that estate agents that I am dealing with are encouraging me to use a national conveyancing firm rather than a High Street Brondesbury conveyancing company?
As is the case with many service providers, often suggestions from connections can be extremely useful or valuable. Nevertheless there are lots of parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and banks may suggest solicitors to choose. On occasion the solicitors might be known to one of the organisations as experts in their field, but occasionally there may be a commercial relationship behind the endorsement. You are at liberty to select your preferred conveyancer. However, bear in mind that some lenders specify a panel list of solicitors you are obliged to use for the mortgage related work in your house move.
In my capacity as executor for the estate of my father I am selling a residence in Cardiff but reside in Brondesbury. My lawyer (who is 200 miles awayrequires that I sign a statutory declaration ahead of completion. Could you suggest a conveyancing solicitor in Brondesbury who can attest this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in Brondesbury
I’m about to sell my basement flat in Brondesbury. Conveyancing solicitors are to be appointed soon, however I have recently had a yearly service charge demand – Do I pay up?
The sensible thing to do is clear the service charge as usual because all ground rent and service invoices should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have had difficulty in trying to reach an agreement for a lease extension in Brondesbury. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where 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 First-tier Tribunal (Property Chamber) to assess the premium.
An example of a Lease Extension case for a Brondesbury premises is 50a Cavendish Road in April 2014. The Tribunal determines that the premium payable by the Applicant in respect of the extension of the lease for the flat was £82,319. This case related to 1 flat. The remaining number of years on the lease was 49.26 years.