I am need of leasehold conveyancing for an apartment in a fairly new development (seven years old) in Harefield. Almost all the properties are already sold. Is it strictly necessary to order neighbourhood searches for my conveyancing in Harefield?
Where you are obtaining a mortgage, your bank will require some (many) of the searches so you'll have no choice. If not, then Harefield conveyancing searches are for you to decide upon. No doubt your conveyancer, will ’encourage’, perhaps strongly, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Harefield.
Finally the sale completed on my house in Harefield last July yet the purchaser is SMS messaging me to say his conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?
After completion of your disposal your lawyer is obliged to forward the transfer documentation and all of the paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor should also send confirmation that the home loan has been redeemed to the buyers conveyancers. There is unlikely to be post completion formalities peculiar conveyancing in Harefield.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Harefield?
There are many registered licenced Conveyancers in Harefield and Solicitor practices in Harefield offering conveyancing It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. The two can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Forgive me if this question is silly but I am new to the home buying as FTB of a ground floor flat in Harefield. Do I receive the keys to the property on the completion date from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in Harefield?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s solicitors, and once they have received this, you will be able to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
Does a directory service exist listing Kent Reliance panel conveyancers in Harefield on the Building Society Association’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings open the public online. Where you are seeking to appoint a Harefield lawyer on the Kent Reliance please use our tool.
I was recommended by two or three local estate agents in Harefield to select a property lawyer on your site. What’s the financial inducement for Estate Agents to promote your site rather than alternative conveyancing organisations?
We don’t offer any commission for sending work in our direction. We thought it would be too underhand a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I am thinking of appointing a conveyancing lawyer in Harefield for my home move. Can I see a solicitor's complaints history with the legal regulator?
Members of the public can search for presented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.
I am employed by a reputable estate agent office in Harefield where we have witnessed a number of leasehold sales derailed as a result of short leases. I have been given inconsistent advice from local Harefield conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Despite our best endeavours, we have been unsuccessful in trying to reach an agreement for a lease extension in Harefield. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a Harefield conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Harefield residence is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case affected 3 flats. The number of years remaining on the existing lease(s) was 71 years.