My Conveyancer in Northwick Park has never been on on the Virgin Money Solicitor Panel. Can I still use my family solicitor even though they are excluded from the Virgin Money panel of approved conveyancing solicitors?
The limited options available to you here include:
- Carry on with your existing Northwick Park lawyers but Virgin Money will need to instruct a lawyer on their list of acceptable firms. This will inevitably rack up the overall legal charges and cause delays.
- Find a new practitioner to to deal with the purchase, obviously checking they are Virgin Money approved.
- Persuade your Virgin Money solicitor to seek to join the Virgin Money panel
The deeds to my house are lost. The lawyers who conducted the conveyancing in Northwick Park 5 years ago have long since closed. What do I do?
You no longer need to have the physical original deeds to prove you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
About to purchase a new build flat in Northwick Park. Conveyancing is daunting 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.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Northwick Park
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. 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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I decided to have a survey done on a house in Northwick Park in advance of appointing lawyers. I have been told that there is a flying freehold element to the house. The surveyor has said that some lenders tend not grant a loan on this type of house.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Northwick Park. Conveyancing will be smoother if you use a solicitor in Northwick Park especially if they regularly deal with such properties in Northwick Park.
My wife and I purchased a leasehold flat in Northwick Park. Conveyancing and Leeds Building Society mortgage organised. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Northwick Park who previously acted has now retired. Do I pay?
First make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Northwick Park conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Following years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Northwick Park. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to calculate the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Northwick Park residence 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 unexpired residue of the current lease was 61.66 years.
My brother-in-law has suggested I instruct a conveyancing solicitor in Northwick Park. I I would like to check if they are listed on the lender's approved list of lawyers. Can you help?
One option is to call the lawyer to enquire if they are on the bank's panel. If that does not help call us and we can make some checks for you. If they are not on the lender panel we can certainly arrange a reputable conveyancing solicitor in Northwick Park on the panel for your mortgage company.