I have just been advised by my broker that my Harlesden property lawyer is not on the lender Solicitor panel. How can I be certain if this is indeed the case?
You need to contact your Harlesden lawyer directly. You lawyer should advise you of the situation. Where they are not on the panel they may be able to suggest a Harlesden conveyancing firm that is on the approved list of lawyers for your lender.
I am helping my mother sell her house in Harlesden. Will the conveyancing solicitor commission an energy assessment or it is for me to see to?
After the abolition of HIPs, EPC’s was maintained a compulsory component of moving property. An EPC should be commissioned prior to the property being advertised. It is not something that solicitors normally arrange. If you are using a Harlesden conveyancing practitioner they might be willing to arrange energy performance certificates given their relationships with reputable local energy assessors
My wife and I have arranged the release of further monies on our mortgage from Clydesdale as we want to conduct alterations to our property in Harlesden. Do we need to select a high street Harlesden solicitor on the Clydesdale conveyancing panel to deal with the paperwork?
Clydesdale don't usually appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
Intending to buy a flat in Harlesden. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Harlesden conveyancing practitioner is on the Lloyds conveyancing panel.
I am intent on selling our property in Harlesden and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers are using an online conveyancing firm rather than a conveyancing solicitor in Harlesden. Having lived in Harlesden for three years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
3 months have gone by following my purchase conveyancing in Harlesden concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am the registered owner of a basement flat in Harlesden. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?
Most definitely. We are happy to put you in touch with a Harlesden conveyancing firm who can help.
An example of a Lease Extension decision for a Harlesden premises 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 was in relation to 1 flat. The unexpired residue of the current lease was 74.31 years.
What makes a Harlesden lease defective?
Leasehold conveyancing in Harlesden is not unique. All leases are individual and legal mistakes in the legal wording can sometimes mean that certain clauses are wrong. For example, if your lease is missing any of the following, it could be defective:
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Insurance obligations
A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Yorkshire Building Society, Leeds Building Society, and Platform Home Loans Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, forcing the purchaser to pull out.
What can I expect to pay for conveyancing in Harlesden?
The total sum charged for Harlesden conveyancing costs will differ significantly from firm to firm. Given these differences it especially necessary for you to have a complete summary of fees when you first appoint a conveyancer. You should also consider asking two or more fee estimate.