Last May we completed a house move in Harlesden. We have noticed several problems with the house which we consider were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Harlesden?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Harlesden. Conveyancing searches and investigations undertaken as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller answers a document referred to as a SPIF. If the information ends up being incorrect, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Harlesden.
Completed the sale of my flat in Harlesden last June but our buyer keeps texting daily to say their conveyancer needs to hear from myconveyancer. What are the post completion sale legalities following completion?
After completion of your sale your conveyancer should deliver the transfer deeds and all supplemental paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer must also evidence that the home loan has been discharged to the purchasers solicitors. There is unlikely to be post completion requirements unique to conveyancing in Harlesden.
I am buying a garden flat in Harlesden. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Harlesden you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Harlesden.
Can you help - my lawyer says that flying freehold insurance is required on my purchase. What is the level of cover for Harlesden conveyancing?
The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Halifax and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
We had appointed solicitors locally in Harlesden on the Barclays solicitor approved list. They have just invoiced me a separate sum for handling the Barclays mortgage. Is this a supplemental conveyancing fee specified by Barclays?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your solicitor may charge a fee for this. The charge is not set by Barclays but by your Harlesden conveyancing practitioner. Numerous firms on the Barclays panel will quote ’dealing with mortgage’ fee and others do not.
I'm spending time looking at houses in Harlesden and I am about to put in an offer. Is it sensible to have my conveyancing practitioner on ‘stand by’? I will be getting a mortgage with Principality.
It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are taking out a mortgage with Principality, make sure you remember to check that your lawyer is on the Principality conveyancing panel.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one near me in Harlesden I like with amenity areas and railway links nearby, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Harlesden suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage the shortness of the lease will be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
I own a leasehold house in Harlesden. Conveyancing and Alliance & Leicester mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Harlesden who previously acted has long since retired. What should I do?
The first thing you should do is make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Harlesden conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Notwithstanding our best endeavours, we have been unsuccessful in seeking a lease extension in Harlesden. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the LVT to determine the price payable.
An example of a Lease Extension matter before the tribunal for a Harlesden property is First Floor Flat 2B Fortune Gate Road in May 2013. the tribunal decided that the price payable for the lease extension was £9,331, together with £900 in respect of outstanding ground rent. This case affected 1 flat. The unexpired term was 74.31 years.