The sellers of the house we are hoping to buy have appointed a conveyancing firm in Cockfosters who has insisted on a preliminary agreement with a payment 6,000. Is it wise to enter into such agreements?
This type of agreement is not the norm in Cockfosters, conveyancers will often try and steer clients away from them as they divert attention from the primary objective, namely conveyancing and if you end up having your deposit forfeited then the solicitor is left exposed. Secondly, there is no assurance that just because the vendor has entered into an exclusivity agreement they will complete the sale with you. They may breach the agreement if they receive sufficient incentive to do so because a wronged purchaser with the benefit of a exclusivitycontract will still be obliged establish consequential losses from the breach and this may not equalise the extra amount that the owner may gain by breaching the agreement, however morally condemnable it undoubtedly is.
I had intended to instruct a conveyancing solicitor in Cockfosters for our house move. Our broker informed us that our mortgage company Barnsley Building Society won't deal with them. Why is this not regarded as unfair competition?
A lender will direct that an approved solicitor act for it. Borrowers are liable to meet the cost of this. Please make use of our directory service to find a solicitor to carry conveyancing in Cockfosters on the Barnsley Building Society conveyancing panel.
I am purchasing a end of terrace house in Cockfosters. We would like to an extension at the rear at the property.Will legal due diligence on the property involve investigations to determine if these alterations are prohibited?
Your property lawyer should review the deeds as conveyancing in Cockfosters can occasionally reveal restrictions in the title documents which prevent categories of changes or need the permission of another owner. Many works require 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 affect extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.
Does a directory service exist listing TSB panel solicitors in Cockfosters on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. Very few mortgage companies make their panel listings open the public on the web. Where you are in need of a Cockfosters conveyancer on the TSB please use our facility.
It is unclear whether my bank requires a lease extension. I have telephoned my Cockfosters bank branch on numerous occasions and was told it wasn't an issue and they will lend. My Cockfosters conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. Who do I believe?
Provided that the property lawyer is on the bank approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Are there restrictive covenants that are commonly identified as part of conveyancing in Cockfosters?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Cockfosters. 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…’
I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have subsequently found out that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Cockfosters. Conveyancing lawyers have not yet been appointed. Will they explain the issues?
The majority of houses in Cockfosters are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Cockfosters so you should seriously consider looking for a Cockfosters conveyancing practitioner and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is located on an estate. Your solicitor will advise you fully on all the issues.
I own a first flat in Cockfosters. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?
Most definitely. We are happy to put you in touch with a Cockfosters conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Cockfosters flat is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case was in relation to 2 flats. The unexpired residue of the current lease was 70.31 years.
I am buying a house with all finances in place. I have provided solicitor with 2 separate evidence of photo identification, bank statement, multiple utility bills. Now he needs a copy from a probate lawyer stating that the funds are legitimate and that it has come from inheritance and not dealing E's in Ibiza.
In today’s world you will not be able to complete any Cockfosters conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Proof of your source of funds is required under Money Laundering Regulations.