Please explain the implications if my lawyer’s firm is removed from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Finchley?
The first thing to point out is that, this is very unlikely to happen. 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 for a fee.
I am buying a terrace house in Finchley. The intention is to convert the garage to an office at the property.Will legal investigations on the property involve enquiries to see if these works were previously refused?
Your solicitor will review the registered title as conveyancing in Finchley can occasionally reveal restrictions in the title documents which restrict certain alterations or require the permission of another owner. Many additions call for local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.
I had a mortgage agreed in principle with Coventry BS. Finchley conveyancing lawyers were chosen. How long does it take for Coventry BS to forward the offer to the solicitor?
There is no definitive answer here. Have Coventry BS done the survey? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I can not work out if my bank requires a lease extension. I have telephoned my Finchley bank branch on various occasions and was advised it wasn't an issue and they would lend. My Finchley conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Provided that the conveyancer is on the lender approved list, she or he must follow the Council of Mortgage Lenders’ Handbook specifications for the lender. 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My wife and I own a semi-detached Georgian house in Finchley. Conveyancing solicitor represented me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??
You need to review 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 Finchley and other areas of 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 lenders. You can also check the position with your conveyancing practitioner who conducted the purchase.
We are a fortnight into a leasehold purchase having been directed to solicitors by the high street agent to do our conveyancing in Finchley. I am not happy. Can you you assist me in finding new conveyancers?
They would need to be very poor to suggest diss instructing them. Has the loan offer been generated? If so you must make them aware of the new contact details and get the offer are re-sent. Your new conveyancer should be on the banks approved list to avoid supplemental expenses and complications. So that should be your starting point. Our find a solicitor tool can help you find a bank approved conveyancer for your home move in Finchley
I've found a house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have subsequently discovered that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Finchley. Conveyancing advisers have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Finchley ?
The majority of houses in Finchley are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Finchley so you should seriously consider looking for a Finchley conveyancing practitioner and be sure that they are used to advising on leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’spermission to carry out changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the property is located on an estate. Your lawyer will report to you on the legal implications.
I am the registered owner of a first floor flat in Finchley. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
Absolutely. We can put you in touch with a Finchley conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Finchley premises is Ground Floor 110 Station Road in June 2013. The Tribunal found that the premium payable for a lease extension should be £31,665. This case was in relation to 1 flat. The unexpired residue of the current lease was 56.65 years.
The conveyancing solicitors conducting our conveyancing in Finchley has forwarded documents to review that show the land is unregistered with epitome documents. Surely all property in Finchley should be registered?
Whilst the vast majorities of properties in Finchley are now registered with HMLR there are still a few that remain unregistered. Any property in Finchley that has been purchased since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Finchley property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Finchley conveyancing solicitors should be able to handle this type of conveyancing but in the event that uncertainty exists the usual advice these days is for the seller’s conveyancer to address the registration formalities first and thereafter sell - this can though naturally cause a significant delay.