We had selected solicitors based in Wood Green on the Nottingham solicitor approved list. They have just invoiced me an additional amount for handling the Nottingham mortgage. Is this a supplemental conveyancing fee set by Nottingham?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner can levy a fee for this. The fee is not dictated by Nottingham but by your Wood Green conveyancer. Plenty of firms on the Nottingham panel will levy ’dealing with mortgage’ fee and others do not.
We have a mortgage agreed in principle with Co-operative. Wood Green conveyancing solicitors were appointed. How long does it take for Co-operative to forward the offer to the property lawyer?
There is no definitive answer here. Have Co-operative conducted the survey? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being problematic. The Wood Green solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are downsizing from our house in Wood Green and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an online conveyancing practice rather than a conveyancing solicitor in Wood Green. We have lived in Wood Green for three years we know that this is a non issue. Should we contact our local Authority to obtain clarification need.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You must 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 purchasing a new build house in Wood Green with a loan from Santander. The sellers refused to budge the price so I negotiated 6k of additionals instead. The sale representative suggested that I not disclose to my solicitor about the side-deal as it would put at risk my loan with Santander. Do I keep my lawyer in the dark?.
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.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Wood Green is the location of the property. What do you suggest?
Flying freeholds in Wood Green are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wood Green you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wood Green may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My company is planning to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering no-move-no costs for commercial conveyancing in Wood Green for below £2000?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Wood Green, including the disposal and purchase of businesses as well as simply property. Whether you are hoping to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right firm. As for the costs these will vary based on the structure and nuances of the proposed transaction. Let us have your contact information or telephone us so that we can provide you with comprehensive commercial conveyancing calculation.
I have recently realised that I have Seventy years remaining on my flat in Wood Green. I now wish to get lease extension but my freeholder is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to find the freeholder. On the whole an enquiry agent would be useful to carry out a search and to produce a report which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s disappearance and the application to the County Court overseeing Wood Green.
I own a first floor flat in Wood Green. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?
Absolutely. We are happy to put you in touch with a Wood Green conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Wood Green flat 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 was in relation to 1 flat. The unexpired lease term was 81.79 years.