Recently been in touch with my conveyancing solicitor in Greenford who conducted the legals 18 months ago asking for a conveyancing estimate based on an identical type of house sale & purchase (a leasehold property and a freehold premises) of almost identical values with a mortgage from Bank of Scotland. It looks as though am now being quoted double. Should I look for an alternative property lawyer?
The estimate does seem a little on the high side. Where you are content to invest time comparing quotes you could shave off some of the expense by say a hundred pounds. On the other hand, assuming were satisfied with the legal work the firm offered you couldlive to rue choosing an a cheaper conveyancer. If is important to be sure that the conveyancer can represent Bank of Scotland. You can employ our search tool to select a Greenford conveyancing firm on the Bank of Scotland approved list of lawyers, which can often include conveyancing solicitors in Greenford.
Do the conveyancing practitioners identified through your search tool carry out auction conveyancing in Greenford?
We know of a few niche practitioners we can put you in touch with those specialising in auction conveyancing. Greenford is just one of hundreds of areas of where our lawyers have a presence.
It is is a decade since I purchased my house in Greenford. Conveyancing solicitors have now been instructed on the sale but I can't locate my deeds. Is this a major issue?
You need not be too concerned. First there is a chance that the deeds will be retained by your mortgage company or they may still be with the lawyers who oversaw the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. The vast majority of conveyancing in Greenford relates to registered property but in the rare situation where your home is unregistered it is more of a problem but is resolvable.
I used Arc property Solicitors a few years past for my conveyancing in Greenford. Now, I need the files however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Greenford of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build flat in Greenford. Conveyancing is a frightening process 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 few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Greenford
Forfeiture - bankruptcy or liquidation must not apply under this provision. 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 confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I am the leaseholder of a ground-floor 1950’s flat in Greenford. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?
Most certainly. We are happy to put you in touch with a Greenford conveyancing firm who can help.
An example of a lease Extension case for a Greenford residence is 25 Beechwood Avenue in November 2012. the Tribunal accordingly determined that the premium for the lease extension should be £24,353. This case related to 1 flat. The remaining number of years on the lease was 58.19 years.
Are there common problems that you see in leases for Greenford properties?
Leasehold conveyancing in Greenford is not unique. All leases are individual and legal mistakes in the legal wording can result in certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:
Repairing obligations to or maintain elements of the building A duty to insure the building
You may encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Barnsley Building Society, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the buyer to withdraw.