Having sold my house in Harlesden last December yet the purchaser is e-mailing daily complaining that his solicitor needs to hear from mylawyer. What are the post completion sale legalities following completion?
After completion of your sale your solicitor should forward the transfer deeds and all additional paperwork to the purchaser's solicitors. Where relevant, your solicitor should also confirm that the mortgage has been paid off to the purchasers solicitors. There are no post completion requirements specific conveyancing in Harlesden.
I am being told by my solicitor that defective lease insurance is needed on my purchase. What is the level of cover for Harlesden conveyancing?
The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Barclays and Virgin Money. Conveyancing solicitors as opposed to members of the public take out such policies.
Completion of my purchase has taken place for my property in Harlesden. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
After weeks of negotiation I have agreed a price on a house in Harlesden. My mortgage broker pressured me to appoint their property lawyer. I paid an upfront payment of £225. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Will our conveyancer be raising questions about flooding during the conveyancing in Harlesden.
The risk of flooding is if increasing concern for solicitors dealing with homes in Harlesden. Plenty of people will purchase a house in Harlesden, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, but there are a numerous searches that may be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Harlesden. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to determine if the property has suffered from flooding. If the premises has been flooded in past and is not disclosed by the owner, then a buyer may issue a compensation claim resulting from an misleading reply. A buyer’s solicitors should also conduct an enviro search. This will disclose whether there is any known flood risk. If so, more detailed investigations will need to be made.
I'm remortgaging my primary home to a buy to let mortgage with HSBC Bank and I will use the rest of the raised equity towards further house. The location we are interested in is Harlesden. Will your lawyers be able to act for the two lenders and link together the transactions?
Make use of our search tool on this page to ensure that the solicitors are on the appropriate lender panels. Assuming that they are the lawyer should be able to tie up the two transactions but you should have a chat with you conveyancer and make apparent your desired outcome and requirements.
I've recently bought a leasehold flat in Harlesden. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Notwithstanding our best efforts, we have been unsuccessful in negotiating a lease extension in Harlesden. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a absentee landlord or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the premium.
An example of a Lease Extension decision 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 as at the valuation date was 74.31 years.
My wife and I have recently appointed a conveyancing solicitor in Harlesden. I I would like to check if they are on the bank's conveyancing panel. Can you or the bank confirm if they are on the panel?
You should contact your solicitor to enquire if they are on the lender's approved list. If that does not help call us and we can investigate and revert. If they are not on the conveyancing panel we can certainly arrange a reputable conveyancing solicitor in Harlesden on the panel for your lender.