In looking at online forums for an affordable lawyer in Hadley Wood, most say that I must instruct a CQS accredited solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's leading lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Society for Licensed Conveyancers. Hadley Wood is one of the many areas in England and Wales where there are CQS solicitors.
My father informed me that in buying a property in Hadley Wood there could be a number of restrictions limiting what one can do in terms of external changes to the property. Is this right?
There are anumerous of properties in Hadley Wood which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Hadley Wood should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I currently have a mortgage with TSB for my property in Hadley Wood. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
You must advise TSB before renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel lawyer.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being pedantic. The Hadley Wood solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Hadley Wood is where the house is located. Can you offer any advice?
Flying freeholds in Hadley Wood are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hadley Wood you must be sure that your lawyer goes 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 Hadley Wood 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 premises.
I'm refinancing my existing home to a BTL loan with Nottingham Building Society and intend to use the remaining equity towards further property. The neighborhood we are interested in is Hadley Wood. Will your conveyancers be able to act for the two mortgage companies and tie in the conveyances?
Do use our comparison tool on this page to check that the solicitors are on the relevant lender panels. Having checked that they are your solicitor will be able to tie up the two conveyancing matters but you should talk with you solicitor and communicate your expectations and needs.
As co-executor for the will of my grandmother I am selling a residence in Monmouth but I am based in Hadley Wood. My lawyer (who is 300 kilometers from mehas requested that I execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Hadley Wood to attest and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are Hadley Wood based
I only have 68 years remaining on my flat in Hadley Wood. I am keen to extend my lease but my freeholder is missing. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to track down the freeholder. For most situations an enquiry agent may be useful to carry out a search and prepare a report which can be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a conveyancer in relation to devolving into the landlord’s absence and the vesting order request to the County Court overseeing Hadley Wood.
I own a ground-floor 1960’s flat in Hadley Wood. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?
Most certainly. We can put you in touch with a Hadley Wood conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Hadley Wood premises is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case affected 1 flat. The unexpired term as at the valuation date was 76 years.