My wife and I buying a victorian detached house in Dollis Hill. The intention is to carry out an extension to the side at the house.Will legal conveyancing on the property involve investigations to ascertain if these works were previously refused?
Your property lawyer will check the deeds as conveyancing in Dollis Hill will occasionally identify restrictions in the title deeds which prohibit categories of alterations or need the permission of a 3rd party. Some extensions need local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.
The formalities of my remortgage has taken place for my property in Dollis Hill. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I can not fathom if my mortgage offer requires a lease extension. I have called into my local Dollis Hill building society branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Dollis Hill conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The property lawyer must comply with the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I own a terraced Georgian house in Dollis Hill. Conveyancing practitioner represented me and Alliance & Leicester . I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the matching address. Is it worth asking Alliance & Leicester to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dollis Hill and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing lawyer who conducted the work.
I am purchasing a new build house in Dollis Hill with a loan from Nottingham Building Society. The developers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not disclose to my lawyer about the deal as it will put at risk my loan with Nottingham Building Society. Is this normal?.
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.
I am looking for a flat up to £195,000 and identified one close by in Dollis Hill I like with open areas and station in the vicinity, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Dollis Hill suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a home loan the shortness of the lease may be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
Is it best to go with a Dollis Hill conveyancing practitioner who is local to the property I am hoping to buy? I have an old university friend who can conduct the legal formalities but his firm is located over three hundred kilometers away.
The primary upside of using a high street Dollis Hill conveyancing firm is that you can visit the firm to execute paperwork, present your ID and apply pressure on them if necessary. Having local Dollis Hill know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and they were impressed that must surpass using an unknown Dollis Hill conveyancing lawyer solely due to them being round the corner.
I am in need of some leasehold conveyancing in Dollis Hill. Before diving in I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in Dollis Hill - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the proprietor of a a ground floor purpose built flat in Dollis Hill. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
You certainly can. We are happy to put you in touch with a Dollis Hill conveyancing firm who can help.
An example of a Lease Extension decision for a Dollis Hill flat 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 related to 1 flat. The remaining number of years on the lease was 61.98 years.