I require conveyancing for a flat in a fairly new development (6 years old) in Whetstone. Almost all the appartments have already been occupied. Do I need carry out the conveyancing searches for my conveyancing in Whetstone?
Conveyancing Searches are a vital link in the Whetstone conveyancing process. There are numerous companies who offer Whetstone conveyancing searches, as well straight from the local authority. These are known collectively as personal search providers and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authoritative source.
I am helping my mother sell her house in Whetstone. Will the conveyancer arrange the energy assessment or it is for the owner to coordinate?
After the abolition of Home Packs, EPC’s was maintained a required element of selling a house. An EPC should be commissioned before the property is advertised. This is not something that lawyers normally organise. If you are instructing a Whetstone conveyancing lawyer they may be able to arrange EPC’s given their contacts with long established Whetstone energy assessors
Can I be sure that the Whetstone conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Whetstone getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your conveyancing.
The mortgage over my property is with Yorkshire BS for my property in Whetstone. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?
Yorkshire BS must be informed of your intention before renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel lawyer.
My partner and I are selling our property in Whetstone and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers are using a nationwide conveyancing outfit rather than a conveyancing solicitor in Whetstone. Having lived in Whetstone for 4 years we know that this is a non issue. Do we get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I'm buying a new build house in Whetstone with a mortgage from Halifax. The builders would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not inform my lawyer about this side-deal as it will impact my mortgage with Halifax. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
As co-executor for the estate of my aunt I am selling a house in Monmouth but reside in Whetstone. My solicitor (approximately 300 miles awayrequires that I sign a stat dec before the transaction finalising. Could you suggest a conveyancing practitioner in Whetstone to witness this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are located in Whetstone
Last December I purchased a leasehold property in Whetstone. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Whetstone. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the premium.
An example of a Lease Extension case for a Whetstone property is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case related to 1 flat. The number of years remaining on the existing lease(s) was 76 years.