I plan on acquiring a flat in Cricklewood. My lawyer has never been on on the mortgage company solicitor list. Is it possible for me to appoint my Cricklewood conveyancing solicitor even though they are not on the mortgage company panel of approved conveyancing solicitors?
Your options include
- Carry on with your preferred Cricklewood property lawyer but your mortgage company will undoubtedly retain a property lawyer from their approved panel. The net result is additional fees and probable delay.
- Appoint a fresh conveyancer to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
- Convince your conveyancer to pull out all the stops to get listed on the mortgage company conveyancing panel
It has been three months since my purchase conveyancing in Cricklewood completed. I have checked the Land Registry website which shows that I paid £150,000 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 asset 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.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Cricklewood. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Cricklewood
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
I was pointed in your direction by a number of estate agents in Cricklewood to locate a solicitor using your seach tool. Is there a financial inducement for Estate Agents to market your lawyers over and above a competitor’s?
We don’t offer any commission for directing people to this site. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I work for a reputable estate agency in Cricklewood where we have witnessed a number of flat sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local Cricklewood conveyancing firms. Please can you shed some light as to whether the vendor of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in Cricklewood. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We can put you in touch with a Cricklewood conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Cricklewood property is 73 and 73a St. Pauls Avenue in October 2013. the Tribunal held in accordance with section32 and Schedule 6 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the enfranchisement was fifty three thousand three hundred and sixty one pounds (£53,361.00) This case related to 2 flats. The unexpired term as at the valuation date was 64.61 and 67.18.
Your search tool is useful but there are many lawyers listed near Cricklewood being on the bank conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the mortgage company approved panel?
We do not recommend specific Cricklewood firms as the right Cricklewood conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Cricklewood knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..