I am expecting a mortgage offer from Halifax. My intention is to enlist the help of a Licensed Conveyancer in Golders Green. Does the Halifax Solicitor panel include conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
Should lawyers request money on account for my conveyancing in Golders Green?
Where you are retaining lawyers for conveyancing in Golders Green your solicitor will ask you place them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. If any down payment is as part of the purchase price then this should be asked for shortly ahead of contracts are exchanged. The final balance that is needed should be transferred a few days ahead of the day of completion.
I am considering applying for a Bank of Ireland mortgage for purchase of a new build (under development) in Golders Green with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?
In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Golders Green is the location of the property. Can you offer any guidance?
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 must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Golders Green may determine 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 property.
I've found a house that appears to tick a lot of boxes, at a great figure which is making it more attractive. I have subsequently been informed that the title is leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Golders Green. Conveyancing solicitors have are about to be instructed. Will they explain the issues?
Most houses in Golders Green are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Golders Green so you should seriously consider shopping around for a Golders Green conveyancing practitioner and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your solicitor will appraise you on the various issues.
My wife and I have hit a brick wall in trying to purchase the freehold in Golders Green. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We are happy to put you in touch with a Golders Green conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal 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.
I am purchasing a garden maisonette in Golders Green. Conveyancing solicitor has been awaiting, from the vendor, building insurance schedule. This morning I was advised that the vendor must send the insurance paperwork for the flat above as well. Why would my conveyancing practitioner need to check the insurance for the flat above? Is it strictly necessary? We have been waiting for the previous fortnight…
It is not impossible in leasehold conveyancing in Golders Green to find Conveyancing in Golders Green in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats as opposed to the landlord insuring the whole property - which is clearly preferable. You should clarify with your solicitor but it would appear that your conveyancing practitioner is looking to establish that the entire building is insured. Insuring your residence is no help when it comes to rebuilding after a fire if the 1st floor cannot be reconstructed for lack of insurance.