I am obtaining a mortgage offer from Santander. I would like to employ the services of a Licensed Conveyancer in North London. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
Do I have to attend the offices of the solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in North London so that I can pop in to their offices when needed.
Nowadays approved lawyers for banks undertake the vast majority of work through the post, internet or over the phone. This enables them to undertake the legal work for your home move regardless of where you live in the country. Nevertheless you can see if you have the option of going to the offices of your conveyancing lawyer if you prefer.
Will our lawyer be making enquiries concerning flooding as part of the conveyancing in North London.
The risk of flooding is if increasing concern for lawyers dealing with homes in North London. Some people will acquire a house in North London, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, but there are a various checks that can be initiated by the purchaser or by their conveyancers which will give them a better appreciation of the risks in North London. The conventional set of property information forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to find out if the premises has ever been flooded. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser could commence a compensation claim as a result of such an incorrect reply. The purchaser’s conveyancers may also order an environmental report. This will reveal if there is any known flood risk. If so, additional inquiries will need to be made.
Are there restrictive covenants that are commonly picked up as part of conveyancing in North London?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in North London. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. North London is the location of the property. What do you suggest?
Flying freeholds in North London are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside North London you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North London may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Back In 2006, I bought a leasehold flat in North London. Conveyancing and Aldermore mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1998. The conveyancing solicitor in North London who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a North London conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a ground flat in North London. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
Most certainly. We can put you in touch with a North London conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a North London flat is 20 Avonwick Road in July 2013. The Tribunal was dealing with an application under Section 26 of the Leasehold Reform Housing and Urban Development Act 1993 for a determination of the freehold value of the property. It was concluded that the price to be paid was Fifteen Thousand Nine Hundred and Seventy (£15,970) divided as to £8,200 for Flat 20 and £7,770 for Flat 20A This case affected 1 flat. The number of years remaining on the existing lease(s) was 73.26 years.