We are due to complete on the purchase of a house in Wood Green but as a result of damage from some water damage at the property I have managed to agree recompense from the vendor in the sum of £2k taking the form of a deduction in the price. I had intended this to be addressed as part of amending the contract yet HSBC will not agree to this. Why were they involved?
Any conveyancing practitioner that is on the HSBC conveyancing panel is obliged to advise HSBC of any changes to the purchase price. If you prohibit your property lawyer to notify the reduction to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new conveyancing practitioner for your conveyancing in Wood Green.
I am assisting my niece sell her flat in Wood Green. Does the conveyancing solicitor arrange an EPC or should I organise this?
Following the demise of Home Packs, energy assessments was retained a compulsory element of selling a house. An EPC must be commissioned in advance of the property being marketed. It is not a task that solicitors ordinarily arrange. If you are instructing a Wood Green conveyancing practitioner they might be able to arrange energy assessments given their relationships with long established local energy assessors
We previously chose conveyancing lawyers located in Wood Green on the TSB solicitor panel. They have just billed me a supplemental fee for dealing with the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your solicitor can levy a fee for this. The charge is not set by TSB but by your Wood Green solicitor. Some firms on the TSB panel will quote ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
I was told three weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Wood Green is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am looking for a ground for flat up to £195,000 and identified one close by in Wood Green I like with open areas and railway links in the vicinity, however it's only got 52 remaining years left on the lease. There is not much else in Wood Green for this price, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
My husband and I are novice buyers - had an offer accepted, but the estate agent has warned us that the owners will only proceed if we appoint their recommended lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a family conveyancer who is accustomed to conveyancing in Wood Green
It is improbable the sellers are driving this. Should the seller want ‘a quick sale', turning down a serious buyer is counter productive. Speak to the vendors direct and make the point that (a)you are serious purchasers (b)you are ready to progress, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you are going to use your own,trusted Wood Green conveyancing lawyers - as opposed tothe ones that will give the negotiator at the agency a kickback or achieve conveyancing targets set by head office.
I work for a long established estate agency in Wood Green where we see a few leasehold sales derailed as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Wood Green conveyancing solicitors. Please can you clarify whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
After months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Wood Green. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to calculate the price payable.
An example of a Lease Extension decision 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 related to 1 flat. The unexpired residue of the current lease was 81.79 years.
I am Googling for Wood Green conveyancing quotes online. Can I be confident that all the Wood Green law firms that are identified on your website are on the mortgage company conveyancing panel?
The law firms listed on our site have assured us via an online form that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Wood Green conveyancing solicitor being on the mortgage company conveyancing panel is not accurate.