I am assisting my aunt sell her house in Colliers Wood. Will the solicitor commission an EPC or should I organise this?
Following the demise of Home Information Packs, EPC’s was left as a mandatory element of selling a house. An energy performance certificate should be to hand before the property is put on the market. It is not a task that law firms ordinarily arrange. If you are instructing a Colliers Wood conveyancing solicitor they may help arrange EPC’s given their contacts with reputable Colliers Wood assessors
We expect to receive a AIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Colliers Wood solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Colliers Wood solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I can not work out if my mortgage offer requires a lease extension. I have called into my local Colliers Wood building society branch on numerous occasions and was reassured it wasn't a problem and they would lend. My Colliers Wood conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. Who do I believe?
Provided that the lawyer is on the mortgage company approved list, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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.
It has been 3 months since my purchase conveyancing in Colliers Wood completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Colliers Wood differ for new build properties?
Most buyers of new build premises in Colliers Wood come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is built. This is because builders in Colliers Wood typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Colliers Wood or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Colliers Wood is the location of the property. Can you shed any light on this issue?
Flying freeholds in Colliers Wood are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Colliers Wood you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Colliers Wood may decide 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.
Last January I purchased a leasehold flat in Colliers Wood. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation 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. However, your landlord may still be able to take action to forfeit the lease. It is an essential part 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).
After months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Colliers Wood. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We can put you in touch with a Colliers Wood conveyancing firm who can help.
An example of a Lease Extension case for a Colliers Wood residence is 14 Nutwell Street in January 2014. The premium payable for the acquisition of a new lease of the subject premises was in the sum of £30,523 This case affected 1 flat. The unexpired term was 62.94 years.
Me and my wife are disposing of a Colliers Wood flat left to us 8 years ago in 2009. I have over ten years conveyancing know-how and, although retired, intend to carry out the legal work. The buyer's lawyer has informed me that their bank will not allow us to do our own conveyancing as they require the funds to be sent to a solicitor's bank account.
Mortgage requirements to conveyancers from all mainstream lenders state that If the vendor does not have legal representation the buyer’s lawyers should check whether the mortgage company needs to be told so that a decision can be reached as to whether or not they are willing to move forward.