Can I use your services to locate a Conveyancing solicitor in Northwick Park even where I’m not purchasing or selling a house, for example if I want to buy an office in Northwick Park with a loan from Britannia?
Our search tool is primarily used to locate residential conveyancing solicitors in Northwick Park but we have set out at the bottom of this page a few Northwick Park commercial conveyancing firms. You will need to enquire with the solicitors directly to establish if they are also authorised to represent Britannia
We expect to receive a AIP from Principality this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Northwick Park solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Northwick Park solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Northwick Park conveyancing practitioner on the RBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Northwick Park building society branch on various occasions and was reassured it wasn't a problem and they will lend. My Northwick Park conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the solicitor is on the mortgage company approved list, they must follow the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I purchased a renovated Georgian house in Northwick Park. Conveyancing solicitor represented me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Northwick Park and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing solicitor who carried out the work.
How does conveyancing in Northwick Park differ for newly converted properties?
Most buyers of new build or newly converted property in Northwick Park approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is completed. This is because builders in Northwick Park usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Northwick Park or who has acted in the same development.
I am looking for a flat up to £305k and identified one close by in Northwick Park I like with open areas and station nearby, the downside is that it only has 52 remaining years left on the lease. There is not much else in Northwick Park for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan that many years will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
I am hoping to exchange soon on a ground floor flat in Northwick Park. Conveyancing lawyers inform me that they report fully next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Northwick Park should include some of the following:
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You should have a good understanding of the insurance requirements Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Whether the lease restricts you from letting out the flat, or working from home Who has the liability to repair and maintain the block. It is important for you to know who is duty bound to repair and maintenance of all parts of the block and estate
Having spent months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Northwick Park. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a Northwick Park conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Northwick Park property is Ground Floor Flat 17 Frognal Avenue in April 2012. the Tribunal agreed that a value of £160,000 for the extended lease was appropriate. This case was in relation to 1 flat. The remaining number of years on the lease was 61.66 years.