I am buying a maisonette in Croxley Green. My Conveyancer is not listed on the lender conveyancing panel. Is it possible for me to retain my Croxley Green conveyancing solicitor even though they are excluded from the bank list of approved lawyers?
You must use a property lawyer to complete the legal work required when you need a mortgage to purchase your property. The conveyancing practitioner will conduct all the relevant legal checks on the property, ensuring that you will be registered as proprietor and ensure that all the necessary mortgage paperwork is dealt with. One could appoint a Croxley Green conveyancing practitioner of your choice. Nevertheless, where the property lawyer appointed is not a member of the lender conveyancing panel additional costs will be levied as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so where your solicitor has not previously applied for membership they should take the chance to apply.
We are planning to acquire a house and require a conveyancing solicitor in Croxley Green who is on the Clydesdale solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Croxley Green.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Croxley Green is the location of the property. What do you suggest?
Flying freeholds in Croxley Green are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Croxley Green you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Croxley Green may ascertain 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.
What does commercial conveyancing in Croxley Green cover?
Non domestic conveyancing in Croxley Green covers a wide range of advice, provided by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
Can you provide any advice for leasehold conveyancing in Croxley Green from the point of view of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Croxley Green can be bypassed if you instruct lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the purchasers’ representatives. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic rather than unresolved. Some Croxley Green leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Croxley Green state that internal structural alterations or installing wooden flooring require a licence from the Landlord acquiescing to such works. Should you fail to have the approvals in place do not contact the landlord without checking with your conveyancer first. You believe that you know the number of years remaining on your lease but you should double-check by asking your solicitors. A purchaser's lawyer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is less than 80 years. In the circumstances it is important at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Croxley Green conveyancing firm to represent me?
Absolutely. We are happy to put you in touch with a Croxley Green conveyancing firm who can help.
An example of a Lease Extension case for a Croxley Green premises is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case was in relation to 3 flats. The unexpired term as at the valuation date was 71 years.
I acquired a flat in Croxley Green last 6/3/2023 and to date it is still not registered with the Land Registry. It is part of a development site and my lawyer told me that it can take 12 months to register. I have contacted HMLR directly and they have informed me the initial application was cancelled due to failure to reply to requisitions. What can I do?
It is your lawyer that you must turn to here in order to satisfy any concerns which have arisen as part of the registration process for your Croxley Green property. Normal Croxley Green conveyancing practice includes an undertaking on the part of the seller's conveyancer that they will help resolve any requisition raised by HMLR so it may be a case of taking action to enforce that undertaking if necessary.