When can the exchange of contracts occur in purchase conveyancing in Hendon and am I required to attend the solicitors office?
Where you are local to one of the conveyancing solicitors in Hendon you are welcome to come in to sign documents. However, the lender approved solicitors we work with offer a nationwide conveyancing service and provide as equally comprehensive and professional a job for you when dealing with you by post or email. The executing of the contract is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the conveyancer to officially exchange when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hendon)to be in the office at the appropriate time.
I had intended to instruct a conveyancing solicitor in Hendon for our house move. Our financial adviser informed us that our mortgage company Godiva Mortgages Ltd won't deal with them. Why is this not regarded as unduly restrictive?
Lenders in the main imposes restrictions either the category or the amount of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must not be a sole practitioner. In addition to restricting the type of firm, a few lenders have reduced the number of solicitor practices they allow to represent them. You should note that Godiva Mortgages Ltd have no responsibility for the quality of advice provided by any member of Godiva Mortgages Ltd Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels since 2008 even though there remains differing opinions about the level of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that thousands of law firms, including some in or near Hendon only conduct very few conveyances per annum.
A friend suggested that where I am purchasing in Hendon I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Hendon conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Hendon around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Hendon Education with plans and statistics, Local Amenities and other useful data regarding Hendon.
I opted to have a survey done on a property in Hendon in advance of instructing conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some lenders may not give a loan on such a house.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hendon. Conveyancing will be smoother if you use a solicitor in Hendon especially if they regularly deal with such properties in Hendon.
How do I use the search app to select a conveyancing lawyer in Hendon on the approved list for my lender?
1st pick a mortgage company such as National Westminster Bank, The Royal Bank of Scotland or Britannia then type in your location for example Hendon. Conveyancing firms in Hendon and further afield should be listed.
Completion is due on our sale of a £200,000 garden flat in Hendon in just under a week. The landlords agents has quoted £408 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Hendon?
Hendon conveyancing on leasehold apartments normally requires the purchaser’s conveyancer sending questions for the landlord to answer. Although the landlord is under no legal obligation to address these enquiries most will be content to assist. They are entitled 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 over three hundred pounds, in some situations it exceeds £800. The administration charge required by the landlord must be sent together with a summary of entitlements and obligations in respect of administration charges, otherwise the invoice is not strictly payable. In reality one has no option but to pay whatever is requested of you should you wish to complete the sale of your home.
I am the registered owner of a two-bedroom flat in Hendon. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
if there is a missing landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to decide the price payable.
An example of a Lease Extension case for a Hendon flat is First Floor Flat 61 Wilberforce Road in March 2014. The premium payable was £10,130 and the case was remitted back to the Willesden County Court to effect the Vesting Order (Claim No 3W103100). This case was in relation to 1 flat. The unexpired term as at the valuation date was 71 years.