My wife and I buying a terrace house in Dollis Hill. We would like to an extension at the rear at the house.Will the conveyancing process involve investigations to ascertain if these alterations are allowed?
Your property lawyer should check the registered title as conveyancing in Dollis Hill can occasionally identify restrictions in the title deeds which prohibit certain works or need the consent of another owner. Many additions need local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.
I happen to be the single recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Dollis Hill. The Dollis Hill property was put into my name in May. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership could be considered the same way as though I had purchased the house in May. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How sensible a view lenders take of it, depend on the bank as this requirement chiefly exists to identify the purchase and immediately sell or the quick reselling of properties.
Last month we had a mortgage agreed in principle with Co-operative. Dollis Hill conveyancing solicitors have been selected. What is the average time that one could expect to receive a mortgage offer from Co-operative?
Some lenders take longer than others. Have Co-operative completed the valuation? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a house in Dollis Hill? or Apparently there is an ancient law that means some homeowners residing in a parish church boundary may be liable to pay for repairs towards the chancel within the church. Is this a legitimate concern for conveyancing in Dollis Hill?
Unless a prior acquisition of the premises took place post 12 October 2013 you could assume that solicitors conducting conveyancing in Dollis Hill to continue to recommend a chancel search and or insurance against a claim.
How does conveyancing in Dollis Hill differ for new build properties?
Most buyers of new build or newly converted property in Dollis Hill contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because builders in Dollis Hill usually buy the land, 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 Dollis Hill or who has acted in the same development.
I have been on the look out for a flat up to £305k and found one close by in Dollis Hill I like with amenity areas and station in the vicinity, the downside is that it only has 61 remaining years left on the lease. There is not much else in Dollis Hill in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage the shortness of the lease will likely be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
What advice can you give us when it comes to finding a Dollis Hill conveyancing practice to deal with our lease extension?
When appointing a property lawyer for lease extension works (regardless if they are a Dollis Hill conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with several firms including non Dollis Hill conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:
-
How familiar is the firm with lease extension legislation? What are the legal fees for lease extension work?
Having spent years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Dollis Hill. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We are happy to put you in touch with a Dollis Hill conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Dollis Hill property is 12 Deacon Road in November 2012. the premium to be paid for the grant of the new lease was the sum of £31 ,635.00 (Thirty-One thousand and six hundred and thirty-five Pounds). The matter was then returned to the Willesden County Court for the completion of the grant of the new lease in substitution for the existing lease on payment into court the sum of £31,635.00 less the sum of £2,890.20 assessed costs incurred by the leaseholder. Thus the net sum of £28,744.80 was to be paid into court. This case affected 1 flat. The remaining number of years on the lease was 61.98 years.
Am in the process of buying my first property in Dollis Hill. Conveyancing lawyer already appointed. The financial consultant pointed out that a survey is not necessary as the property was only built 16 yrs ago.
You would be best advised to have a Home Buyer's Report. As the property was built more than a decade ago the property will be without a warranty, so you don't want to take a risk. For a property that age with no signs of problems a Home Buyer's report may suffice. They will highlight any obvious problems and suggest further investigation where relevant. If there are any signs of problems obtain a comprehensive structural survey.