My bid for a property was accepted at auction in Golders Green. Conveyancing is necessary. What happens now?
Given that you have now to all intents and purposes signed on the dotted line you should appoint a conveyancing lawyer soon as you now have a pending a drop dead date to complete the deal. All auction property should have an associated legal set of papers. This should include most,if not all of the paperwork that your lawyer requires. If you have purchased leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You must pass this on to the conveyancer instructed by you as soon as possible. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .
The formalities of my remortgage has taken place for my property in Golders Green. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel 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.
After months of negotiation I have agreed a price on a house in Golders Green. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. Shortly after, the conveyancing practitioner called me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We are buying a house and the lawyer has identified Chancel Repair to which the property could be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this really appropriate for conveyancing in Golders Green
Unless a previous acquisition of the premises took place post 12 October 2013 you could assume that lawyers delivering conveyancing in Golders Green to continue to recommend a chancel search and or insurance against a claim.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Golders Green. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Golders Green
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Golders Green is where the house is located. Is there any guidance you can impart?
Flying freeholds in Golders Green are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Golders 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 Golders 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 residence.
What does commercial conveyancing in Golders Green cover?
Non domestic conveyancing in Golders Green covers a wide range of advice, supplied by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
I am attracted to a two flats in Golders Green both have in the region of forty five years left on the lease term. Do I need to be concerned?
There are no two ways about it. A leasehold flat in Golders Green is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it adversely affects the marketability of the premises. For most buyers and mortgage companies, leases with less than 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Golders Green conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Following years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Golders Green. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We are happy to put you in touch with a Golders Green conveyancing firm who can help.
An example of a Lease Extension decision for a Golders Green flat is Flat A 372 Cricklewood Lane in January 2013. The Tribunal decided that the premium for the extended lease should be £5,750.00 and that the terms of the new lease should be those set out in annex to the decsion This case was in relation to 1 flat.