There are numerous conveyancing solicitors in Cricklewood but how do I know who's good?
We would encourage you not to go for the lowest Cricklewood conveyancing fees. You really do get what you pay for when it comes to property lawyers. 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 know exactly what you’ll have to pay in ahead of the deal.
This question may be naive but I am wet behind the ears as FTB of a garden flat in Cricklewood. Do I collect the keys to the house on completion from my lawyer? If so, I will use a local conveyancing solicitor in Cricklewood?
On the day of completion you do not need to go to the conveyancers office in Cricklewood. Your solicitors will electronically transfer the completion advance to the owner’s solicitors, and once they have received this, you should be called to collect the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.
Is there a list of Aldermore panel solicitors in Cricklewood on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of lenders make their panel listings viewable over the internet. If you are in need of a Cricklewood lawyer on the Aldermore please use our tool.
My relative recommended that if I am buying in Cricklewood I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Cricklewood conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Cricklewood around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Cricklewood Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Cricklewood.
five months have gone by since my purchase conveyancing in Cricklewood completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing my first flat in Cricklewood benefiting from help to buy. The builders refused to move on the amount so I negotiated 6k of extras instead. The property agent advised me not reveal to my conveyancer about this extras as it would adversely affect my loan with the lender. Is this normal?.
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 am a negotiator for a reputable estate agent office in Cricklewood where we have witnessed a few flat sales put at risk as a result of short leases. I have received inconsistent advice from local Cricklewood conveyancing solicitors. Could you shed some light as to whether the seller of a flat can initiate the lease extension formalities for the buyer?
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 buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
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.
Having spent months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Cricklewood. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We can put you in touch with a Cricklewood conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Cricklewood flat is 73 and 73a St. Pauls Avenue in October 2013. the Tribunal held in accordance with section32 and Schedule 6 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the enfranchisement was fifty three thousand three hundred and sixty one pounds (£53,361.00) This case affected 2 flats. The number of years remaining on the existing lease(s) was 64.61 and 67.18.