I am progressing with the sale of my ground floor flat in Harrow on the Hill and the EA has just e-mailed to say that the purchasers are switching conveyancer. The excuse is that the bank will only deal with solicitors on their conveyancing panel. On what basis would a big named lender only engage with certain lawyers rather the firm that they want to choose for their conveyancing in Harrow on the Hill ?
Banks have always had an approved set of law firms they are willing to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lenders point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
A colleague advised me that in purchasing a property in Harrow on the Hill there could be various restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Harrow on the Hill which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Harrow on the Hill should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm the single recipient of my late mum's estate and I have everything in my name alone, including the house in Harrow on the Hill. The Harrow on the Hill property was put into my name in June. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the house in June. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view lenders take of it, depend on the lender as this obligation chiefly exists to identify the purchase and immediately sell or the flipping of property.
The formalities of my purchase has taken place for my property in Harrow on the Hill. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
About to purchase a new build flat in Harrow on the Hill. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Harrow on the Hill
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I have been on the look out for a leasehold apartment up to £235,500 and found one round the corner in Harrow on the Hill I like with a park and transport links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Harrow on the Hill suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a home loan that many years may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
I need to retain a conveyancing solicitor for some conveyancing in Harrow on the Hill. I've discover a site which looks to be the ideal solution If it is possible to get all the legals completed via phone that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
All being well we will complete the disposal of our £350,000 flat in Harrow on the Hill next Wednesday. The managing agents has quoted £384 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Harrow on the Hill?
Harrow on the Hill conveyancing on leasehold maisonettes more often than not involves the buyer’s lawyer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to address such questions most will be willing to assist. They are at liberty to invoice a reasonable charge for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some cases it is in excess of £800. The management information fee levied by the landlord must be accompanied by a summary of rights and obligations in relation to administration fees, without which the charge is technically not due. Reality however dictates that one has little option but to pay whatever is requested of you should you wish to sell the property.
I am the leaseholder of a basement flat in Harrow on the Hill. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for a lease extension?
Most definitely. We are happy to put you in touch with a Harrow on the Hill conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Harrow on the Hill 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.