My mortgage broker has asked me for my Golders Green lawyer’ panel member for the Santander conveyancing panel. What is the best way to discover this. I have tried my local Golders Green office but they don't know it.
Have you tried contacting your Golders Green property lawyer about this?. They maintain a central record lender panel numbers.
Our Golders Green conveyancer has discovered a difference when comparing the surveyor’s assumptions in the home valuation survey and what is in the legal papers for the property. My lawyer has advised that he is obliged to ensure that the bank is happy with this discrepancy and is still content to lend. Is my lawyer’s course or action right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Why is leasehold purchase conveyancing in Golders Green is more expensive?
Golders Green leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
I completed on my apartment on 4 April and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Golders Green said it should be concluded inside ten days. Are titles in Golders Green uniquely lengthy to register?
There is nothing unique about conveyancing in Golders Green registration formalities. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. As of today roughly three quarters of such applications are fully addressed in less than three weeks but occasionally there can be longer hold-ups. Registration is effected after the purchaser has moved in to the premises thus an expedited registration is not usually top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.
I'm purchasing a new build house in Golders Green benefiting from help to buy. The developers would not move on the price so I negotiated £7000 of extras instead. The estate agent suggested that I not to tell my solicitor about this side-deal as it may put at risk my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
My wife and I purchased a leasehold house in Golders Green. Conveyancing and Platform Home Loans Ltd mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Golders Green who previously acted has long since retired. Do I pay?
The first thing you should do is contact the Land Registry to make sure that this person is in fact the new freeholder. There is no need to instruct a Golders Green conveyancing firm to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in Golders Green. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to assess the amount due.
An example of a Lease Extension decision for a Golders Green property 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.