I am acquiring a property without a mortgage in Hendon. I have lived for the last 15 years in Hendon. Conveyancing searches are expensive. Given that I know the area and road intimately must I have all the conveyancing searches?
If you not getting a home loan, then all but one or two of the Hendon conveyancing searches are optional. Your conveyancer will try and sway you, no-doubt strongly, that you should have searches done, but he has a professional duty to do this. Do bear in mind; if you are likely to sell the house at a future date, it will be of relevance to your future purchaser what the searches disclose. There are plenty of instances where premises with functional issues can still show up negative search results. A good conveyancing solicitor in Hendon will provide you some helpful guidance here.
Will lawyers request money up-front when it comes to conveyancing in Hendon?
If you are buying a property in Hendon your solicitor will request that you to provide them with monies to cover the the cost of the conveyancing searches. Normally this is requested to cover the fees of the conveyancing searches. If any deposit is payable against the sale price then this should be needed shortly prior to contracts are exchanged. The closing balance that is due will be payable shortly before completion.
I happen to be the single beneficiary of my late mum's estate and I have everything in my name alone, including the house in Hendon. Conveyancing formalities meant that the Land Registry date was in July. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my property ownership may be regarded the same way as if I'd bought the house in July. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How sensible a view banks take of it, depend on the mortgage company as this clause is primarily there to pick up on subsales or the flipping of property.
We have agreed to purchase a house in Hendon. One unusual aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Yorkshire BS your lawyer must comply with the formal requirements contained in Part 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Yorkshire BS where a lease fails to satisfy these requirements. The requirements relate to the installation of panels on properties countrywide and is not isolated to Hendon.
I have decided to exercise my right to buy my property in Hendon off the council. I have a mortgage offer with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
I am buying a property and the solicitor has referenced Chancel Repair for which the house could be liable as it falls into the area of such a church. She has mentioned insurance. Is this really warranted for conveyancing in Hendon
Unless a prior purchase of the premises completed after 12 October 2013 you may take it that conveyancing practitioners handling conveyancing in Hendon to continue to recommend a chancel search and or insurance against a claim.
3 months have elapsed following my purchase conveyancing in Hendon completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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.
Having checked my lease I have discovered that there are only 62 years left on my flat in Hendon. I need to extend my lease but my landlord is can not be found. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to find the landlord. For most situations an enquiry agent would be useful to carry out a search and to produce an expert document to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Hendon.
After years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Hendon. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to calculate the price.
An example of a Lease Extension decision for a Hendon premises 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 lease term was 71 years.