Do the conveyancing solicitors identified through your search tool carry out auction conveyancing in Hampstead Garden Suburb?

We know of a number of niche practitioners we can connect you with those who can conduct auction conveyancing. Hampstead Garden Suburb is one of our locations where our lawyers have offices.

Can you clarify what the consequences are if my solicitor is removed from the Yorkshire BS Solicitor panel ahead of completing my conveyancing in Hampstead Garden Suburb?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

It has been four months following my purchase conveyancing in Hampstead Garden Suburb completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. 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 asset 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 looking for a leasehold apartment up to £195,000 and identified one round the corner in Hampstead Garden Suburb I like with a park and station in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Hampstead Garden Suburb suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a mortgage the shortness of the lease will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.

I am in need of some leasehold conveyancing in Hampstead Garden Suburb. Before I set the wheels in motion I require certainty as to the remaining lease term.

Assuming the lease is registered - and almost all are in Hampstead Garden Suburb - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the proprietor of a ground floor flat in Hampstead Garden Suburb. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?

Most definitely. We can put you in touch with a Hampstead Garden Suburb conveyancing firm who can help.

An example of a Lease Extension case for a Hampstead Garden Suburb flat is FFF, 37 and Garage 1, Queensborough Court North Circular Road in September 2012. The Tribunal determined that the premium for the lease extension should be £67,037 This case affected 1 flat. The unexpired term was 23.66 years.