It is a dozen years since I bought my property in Winchmore Hill. Conveyancing lawyers have recently been instructed on the sale but I am unable to locate my deeds. Is this a major issue?
You need not be too concerned. First there is a possibility that the deeds will be retained by the lender or they may still be with the solicitor who acted in the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Winchmore Hill relates to registered property but in the rare situation where your home is not registered it is more problematic but is not insurmountable.
A friend suggested that if I am buying in Winchmore Hill I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Winchmore Hill conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Winchmore Hill around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Winchmore Hill Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Winchmore Hill Education with plans and statistics, Local Amenities and other useful information regarding Winchmore Hill.
I have justbecome aware that Wolstenholmes have been shut down. They conducted my conveyancing in Winchmore Hill for a purchase of a leasehold flat 9 months ago. How can I be sure that my home is in my name in the name of the previous owner?
The quickest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Winchmore Hill conveyancing specialists.
I am purchasing my first flat in Winchmore Hill with the aid of help to buy. The builders refused to reduce the price so I negotiated 6k of additionals instead. The sale representative told me not disclose to my conveyancer about the extras as it would impact my mortgage with Barclays . Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
My wife and I purchased a leasehold flat in Winchmore Hill. Conveyancing and Britannia mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Winchmore Hill who acted for me is not around. Any advice?
First make enquiries of HMLR to make sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Winchmore Hill conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
We have reached the end of our tether in trying to purchase the freehold in Winchmore Hill. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We are happy to put you in touch with a Winchmore Hill conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Winchmore Hill residence is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case related to 1 flat. The unexpired term was 81.79 years.
Our estate agent has suggested using their lawyer for the conveyancing in Winchmore Hill - Surely it’s advisable to just use them?
It is not always the case and you are entitled to opt for whichever conveyancing practitioner you prefer for your Winchmore Hill home move. A conveyancer suggested by a 3rd party adviser may not always be the best conveyancing practitioner, they may recommend their preferred conveyancing firm who are based far away. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.