As someone clueless as to conveyancing in Hendon what is the number one tip you can give me concerning the ownership transfer in Hendon
You may not hear this from too many lawyers but conveyancing in Hendon or throughout North London is an adversarial experience. In other words, when it comes to conveyancing there is an abundance of opportunity for friction between you and other parties involved in the legal transfer of property. For example, the vendor, estate agent and sometimes the bank. Selecting a law firm for your conveyancing in Hendon should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the transaction whose role it is to look after your best interests and to keep you safe.
Every so often a potential adversary may try and persuade you that you should follow their advice. For instance, the selling agent may claim to be helping by claiming that your lawyer is dragging his heels. Or your financial adviser may tell you to do something that is against your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I have been told by my solicitor that missing deeds insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Hendon?
The right level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Virgin Money. Conveyancing practitioners as opposed to borrowers take out such policies.
We expect to receive a AIP from RBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Hendon solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Hendon solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I am selling my house. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being difficult. The Hendon solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Will commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Hendon?
Its becoming the norm that commercial conveyancing solicitors in Hendon will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Hendon. The report sets out definitive data 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 Hendon.
For every commercial conveyancing transaction in Hendon it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Hendon commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Hendon.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Hendon. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Hendon
Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Over the last few months I have been searching for a flat up to £195,000 and found one near me in Hendon I like with a park and transport links in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Hendon suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a mortgage the remaining unexpired lease term may be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
We are four weeks into a residential purchase having been directed to a firm by the high street agent to do our conveyancing in Hendon. I am not happy. Could you help me find new conveyancers?
They would have to be very poor to suggest replacing them. Has the mortgage been generated? If so you will need to inform them of the new contact details and ensure the loan are re-sent. Your conveyancer needs to be on the mortgage company panel to avoid escalating fees and delays. That should be your first question of the new conveyancers. The search tool will help you find a lender approved solicitor for your home move in Hendon