I am considering remortgaging my apartment in Harrow, does my lawyer have to be on the Aldermore Solicitor panel?
In theory, you could use a solicitor that is not on the Aldermore conveyancing panel, but Aldermore would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
My conveyancer has informed me that missing deeds insurance is required on my purchase. What is the level of cover for Harrow conveyancing?
The appropriate level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and Coventry Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
After weeks of negotiation I have agreed a price on an apartment in Harrow. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £225. Not long after, the solicitor called me sheepishly admitting that they were not on the Yorkshire BS 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 Yorkshire BS 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.
About to purchase flat in Harrow. 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 Nottingham 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 Harrow lawyer is on the Nottingham conveyancing panel.
Do commercial conveyancing searches reveal proposed roadworks that could impact a commercial land in Harrow?
Its becoming the norm that commercial conveyancing solicitors in Harrow will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Harrow. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Harrow.
For each commercial conveyancing transaction in Harrow it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Harrow commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Harrow.
Due to the advice of my in-laws I had a survey completed on a house in Harrow before appointing conveyancers. I have been told that there is a flying freehold element to the house. The surveyor has said that some lenders will refuse to issue a loan on such a premises.
It depends who your proposed lender is. Santander has different instructions from Nationwide. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Harrow. Conveyancing may be slightly more expensive based on your lender's requirements.
I've recently bought a leasehold flat in Harrow. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner 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. It is an essential part 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).
After years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Harrow. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to decide the sum to be paid.
An example of a Lease Extension decision for a Harrow flat is flat 93b Welldon Crescent in May 2009. The Tribunals valuation for a 90-year lease extension of this fat was £13,171 This case related to 1 flat. The unexpired residue of the current lease was 75.25 years.
We are in the throes of a leasehold sale of a flat in Harrow. Conveyancing is fine but we are being charged a fortune by the freeholder. So far we have issued a cheque for £250 for a leasehold management pack and then a further £200 plus VAT for additional questions supplied by the buyers lawyer.
You will not have control over the level of the charges for this information but the average costs for the information for Harrow leasehold property is £395. When it comes to Harrow conveyancing sales it is usual for the seller to cover the costs. The landlord or their agents are not duty bound to address these questions most will agree to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no statute that mandates set fees for administrative tasks. Nor is there any set time limit by which they are obliged to provide the information.