My wife and I have recently purchased a property in Brent Cross. We have since encountered a number of issues with the house which we suspect were missed in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been ordered as part of conveyancing in Brent Cross?
The question is not clear as what problems have arisen and if they are unique to conveyancing in Brent Cross. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the process, a seller completes a questionnaire called a Seller’s Property Information Form. If the information provided is inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Brent Cross.
What is your number one tip for finding a conveyancing solicitor in Brent Cross
Do not opt for the lowest Brent Cross conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We are planning to move house in May. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you suggest a removal company in Brent Cross. Conveyancing solicitor was chosen before I stumbled across this page.
On the day of completion you can collect the house keys from the estate agent but this can only take place when the previous owners lawyers advise the agent that they have the completion monies and the keys can be handed over. Subsequently you can tell the removal men that you are ready to move in. We are not in a position to recommend a specific removal organisation but can help you locate a conveyancing in Brent Cross or a lawyer with expertise in conveyancing in Brent Cross.
The formalities of my remortgage has taken place for my property in Brent Cross. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
My friend suggested that where I am purchasing in Brent Cross I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Brent Cross conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Brent Cross around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Brent Cross Education with maps and statistics, Local Amenities and other useful data concerning Brent Cross.
Last October I purchased a leasehold property in Brent Cross. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation 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. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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).
I inherited a garden flat in Brent Cross. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
Where there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the price.
An example of a Lease Extension case for a Brent Cross residence 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 unexpired term was 71 years.
How does one as executor remove a departed person's name from the title register for a property in Brent Cross?
Where a Brent Cross property is co-owned and one of the owners dies, their name will not immediately be removed from the Land Registry title. It is not necessary to remove their name as in the event of a disposal your lawyer would just need to supply proof as to the reason the other proprietor is not a party to the transfer, such as the probate documents.
With a view to making the sale conveyancing smoother in the future you can apply to have the deceased party erased from the title register by applying to the land registry with proof of the death. There is no fee from the Registry for this service.