Do banks and building societies provide you with an approved list of West Harrow conveyancing solicitors? How do you know who is on the Kent Reliance conveyancing panel?
West Harrow conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
Have purchased a a terraced house in West Harrow , how long should it take for the Land Registry to register my ownership? My West Harrow conveyancing solicitor has been very slow, so I want to be certain the post completion formalities are dealt with.
As far as conveyancing in West Harrow registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can vary subject to who lodges the application, whether there are errors and if the Land registry communicate with any interested parties. Currently approximately 80% of submission are fully dealt with within two weeks but some can be subject to extensive delays. Registration takes place after the new owner is living at the premises so an expedited registration is not always top priority yet where it is urgent that the the registration takes place urgently then you or your lawyers could contact the land registry and explain the circumstances.
I have been on the look out for a flat up to £305k and identified one close by in West Harrow I like with a park and railway links nearby, the downside is that it only has 51 years on the lease. I can't really find anything else in West Harrow suitable, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
Should I be concerned by estate agents that I am dealing with are suggesting a web based conveyancing firm rather than a local West Harrow conveyancing practice?
As is the case with lots of professional services, often recommendations from family and friends can be most helpful. Yet there are numerous parties with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may recommend lawyers to retain. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but sometimes there might be a financial incentive behind the endorsement. You are free to choose your preferred lawyer. Don't forget that most lenders specify a panel list of solicitors you are obliged to use for the mortgage related work in your transaction.
Can you provide any top tips for leasehold conveyancing in West Harrow from the perspective of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in West Harrow can be bypassed where you get in touch lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold documentation needed by the purchasers’ solicitors. Some West Harrow leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. If you are supposed to have a share in the freehold, you should make sure that you have the original share certificate. Arranging a new share certificate is often a lengthy formality and frustrates many a West Harrow home move. If a reissued share is required, do contact the company officers or managing agents (where applicable) for this sooner rather than later. You may think that you are aware of the number of years left on your lease but you should verify this by asking your solicitors. A purchaser's conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is below 75 years. In the circumstances it is important at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.
I am the proprietor of a a ground floor purpose built flat in West Harrow. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
Where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the price.
An example of a Lease Extension case for a West Harrow flat is flat 93b Welldon Crescent in May 2009. The Tribunals valuation for a 90-year lease extension of this fat was £13,171 This case affected 1 flat. The number of years remaining on the existing lease(s) was 75.25 years.
Some weeks ago I was told by my bank that their panel conveyancers operate no sale no charge basis for conveyancing in West Harrow. My purchase fell through yet the solicitors want search fees! They are stating that the fees are nothing to do with their fees!
By promising "no sale no fee" West Harrow conveyancing firms are writing off their charges for any work carried out. We should point out that this does not constitute an insurance scheme. you will still need to cover any charges that the property lawyer has incurred on your behalf for example West Harrow local authority checks