Finally the sale completed on my house in West Hendon last September yet the purchaser is Skype messaging every few hours to moan that their lawyer is waiting to hear from mysolicitor. What should my lawyer have done following completion?
Post completion of your house sale your solicitor should deliver the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Where relevant, your solicitor should also evidence that the legal charge in favour of the lender has been repaid to the purchasers solicitors. There is unlikely to be post completion requirements specific conveyancing in West Hendon.
We are planning to purchase with Norwich and Peterborough Building Society. I popped in a few local solicitors yet am unable to find a West Hendon conveyancing firm on the Norwich and Peterborough Building Society panel. Can you help?
You should make use of the find a conveyancing panel solicitor tool on this site. Please choose the mortgage company and type West Hendon or your location and you will discover numerous conveyancers offices in West Hendon or near you.
We are aiming to move property in July. Should my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you suggest a removal company in West Hendon. Conveyancing firm was organised before I stumbled across your page.
On the day of completion you can collect the keys from your selling agent however this should only happen when the sellers lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you can advise the removal company that you are ready to move in. We are not in a position to recommend a specific removal company but can help you locate a residential property solicitor in West Hendon or a firm that specialises in conveyancing in West Hendon.
We previously selected solicitors with offices in West Hendon on the Principality solicitor panel. They have just invoiced me a supplemental fee for dealing with the Principality mortgage. Is this a supplemental conveyancing fee specified by Principality?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer can charge a fee for this. This fee is not dictated by Principality but by your West Hendon conveyancing practitioner. Plenty of firms on the Principality panel will charge ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
I am buying a property in West Hendon. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
Given that you are obtaining a mortgage with Bank of Ireland your lawyer must check the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Bank of Ireland where a lease fails to meet these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to West Hendon.
I'm remortgaging my primary property to a buy to let loan with Santander and intend to use the remaining equity as a deposit on another house. The location we are looking at is West Hendon. Will your solicitors be able to act for the two banks and tie in the transactions?
Make use of our comparison tool on this page to check that the lawyers are approved by both mortgage companies. On the basis that they are your conveyancer will be able to simultaneously deal with the two deals but you should talk with you conveyancer and make apparent your desired outcome and requirements.
Do you have any advice for leasehold conveyancing in West Hendon from the point of view of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in West Hendon can be reduced where you instruct lawyers the minute your agents start advertising the property and ask them to collate the leasehold information needed by the purchasers’ lawyers. The majority of freeholders or managing agents in West Hendon levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in West Hendon. A minority of West Hendon 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 should make it clear that the buyer is 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 actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you have had conflict with your landlord or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be concerned about purchasing a property where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to present the dispute as over rather than unresolved. You believe that you know the number of years remaining on your lease but you should verify this by asking your conveyancers. A purchaser's conveyancer will not be happy to advise their client to where the lease term is less than 80 years. In the circumstances it is important at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.
I have given up trying to purchase the freehold in West Hendon. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to determine the price payable.
An example of a Lease Extension decision for a West Hendon property is First Floor Flat 61 Wilberforce Road in March 2014. The premium payable was £10,130 and the case was remitted back to the Willesden County Court to effect the Vesting Order (Claim No 3W103100). This case affected 1 flat. The remaining number of years on the lease was 71 years.
I am unable to be present at my West Hendon conveyancing practitioners office to execute documents connected to my conveyancing in West Hendon – is this a problem?
You need not be concerned. West Hendon conveyancing lawyers can handle conveyancing transactions for clients from a distance. You are unlikely to be required to attend a West Hendon conveyancers office. They can handle everything via phone, post and email - whatever works for you.