We were just about to exchange contracts for a garden flat in Colney Hatch. We have hit a snag. Our mortgage offer with Barnsley Building Society expires on 18/11/2020 but the owners are suggesting a completion date of 20/11/2020. Can one extend the loan expiry date?
The person best placed to deal with your concern is your lawyer who is in a position to calculate whether they should be discussing with the mortgage company, owner’s solicitors, property agents or indeed all parties given the circumstances your conveyancing to date.
What happens if my lawyer’s firm is removed from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Colney Hatch?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We are aiming to move house in November. Will my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you put forward a removal company in Colney Hatch. Conveyancing solicitor was found prior to coming across this site.
On the afternoon of completion you can collect the house keys from the selling agent however this should only occur after the vendors conveyancers confirm to the agent that they have the completion monies and the keys can be given over. You can advise the removal company that you are ready to move in. We are not in a position to recommend a particular removal company but can assist you in finding a conveyancing in Colney Hatch or a legal practice that specialises in conveyancing in Colney Hatch.
I have been told by my conveyancer that restrictive coveneant insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Colney Hatch?
The appropriate level of restrictive coveneant indemnity insurance depends on your lender. It would differ for example between Yorkshire Building Society and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
I am selling my house. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being difficult. The Colney Hatch solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
I'm buying a new build house in Colney Hatch with a mortgage from Chelsea Building Society. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not inform my lawyer about the extras as it will jeopardize my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In my capacity as executor for the estate of my grandmother I am disposing of a house in Monmouth but I am based in Colney Hatch. My solicitor (based 250 kilometers awayrequires that I execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing lawyer in Colney Hatch to witness and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are located in Colney Hatch
I've recently bought a leasehold property in Colney Hatch. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee 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. 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).
I inherited a ground flat in Colney Hatch. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
Where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to determine the price payable.
An example of a Lease Extension decision for a Colney Hatch property is 90 & 96 Poplar Grove in June 2013. It was held by the Tribunal that the premium to be paid for the new lease in respect of each of the flats referred should be £17,942 This case affected 2 flats. The unexpired term as at the valuation date was 68 years.