I am getting a mortgage with Halifax. My intention is to enlist the help of a Licensed Conveyancer in South Harrow. Does the Halifax Solicitor panel include Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
I own a freehold residence in South Harrow yet invoiced for rent, why is this and what is this?
It is rare for properties in South Harrow and has limited impact for conveyancing in South Harrow but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
I am planning to acquire a property and need a conveyancing solicitor in South Harrow who is on the Godiva Mortgages Ltd approved. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Godiva Mortgages Ltd in certain locations such as South Harrow. We dont recommend any particular firm.
Does a directory service exist listing Barclays panel conveyancers in South Harrow on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the CML or Building Society Association sites. Very few lending institutions make their panel listings visible on the web. If you are seeking to appoint a South Harrow solicitor on the Barclays please make the most of our facility.
Is it the case that all South Harrow conveyancing solicitors on the UBS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the UBS approved list of solicitors they would need to be overseen by the SRA. The majority of lenders do allow licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.
We expect to receive a AIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any South Harrow solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint South Harrow solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
Will my solicitor be making enquiries regarding flooding during the conveyancing in South Harrow.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in South Harrow. There are those who purchase a house in South Harrow, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or by their conveyancers which will give them a better appreciation of the risks in South Harrow. The standard completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to determine if the premises has suffered from flooding. If the property has been flooded in past which is not disclosed by the seller, then a buyer may bring a claim for damages as a result of such an incorrect answer. A purchaser’s conveyancers will also conduct an environmental report. This will higlight whether there is any known flood risk. If so, more detailed investigations should be conducted.
I am looking at a two flats in South Harrow which have in the region of 50 years unexpired on the lease term. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold apartment in South Harrow is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the marketability of the premises. For most purchasers and banks, leases with under 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with South Harrow conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I inherited a a ground floor purpose built flat in South Harrow. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?
Most certainly. We can put you in touch with a South Harrow conveyancing firm who can help.
An example of a Lease Extension case for a South Harrow residence is GFF 1 Holyrood Avenue in May 2014. The Tenant wished to acquire a new (extended) lease and applied to the Willesden County Court who granted a vesting order on 20* March2013. The Tribunal decied that the premium to be paid was £9,062 This case affected 1 flat. The unexpired term as at the valuation date was 79 years.