My Solicitor in Harefield is not listed on the Accord Mortgages Ltd Approved Panel. Is it possible for me to retain my family solicitor even though they are not on the Accord Mortgages Ltd approved list?
The limited options open to you here include:
- Carry on with your preferred Harefield solicitors but Accord Mortgages Ltd will need to instruct a conveyancer on their list of acceptable firms. This will result in additional total legal charges as well as result in delays.
- Find an alternative lawyer to act in the conveyancing, not forgetting to check they are Accord Mortgages Ltd approved.
- Try to convince your Accord Mortgages Ltd solicitor to try to join the Accord Mortgages Ltd panel
I have been on the look out for a flat up to £195,000 and found one close by in Harefield I like with a park and transport links nearby, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Harefield for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a mortgage that many years may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
How easy is it to change solicitor as I have to appoint a firm on the Accord Mortgages Ltd conveyancing list. I hired a high street conveyancing solicitor in Harefield five minutes from me but she is not accepted by Accord Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Harefield on the Accord Mortgages Ltd panel. Please note that the property lawyers that we on the directory do not pay us commission if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Harefield. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Harefield.
I work for a reputable estate agency in Harefield where we see a number of leasehold sales jeopardised due to short leases. I have been given conflicting advice from local Harefield conveyancing firms. Could you clarify whether the vendor of a flat can commence the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is 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.
My wife and I have hit a brick wall in seeking a lease extension in Harefield. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We can put you in touch with a Harefield conveyancing firm who can help.
An example of a Lease Extension case for a Harefield residence is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case affected 3 flats. The unexpired lease term was 71 years.
How does one remove a departed person's details from the title register for a property in Harefield?
Where a Harefield property is jointly owned and one of the proprietors passes away, the name will not immediately be removed from the title deeds. You are not required to remove their name as when it comes to a sale your lawyer would simply need to evidence why the other proprietor is missing from the transfer, such as a grant of probate.
With a view to making things simpler for the sale of the property you may arrange to have the deceased party erased from the title by applying to HM Land Registry with evidence of the death. There is no land registry fee payable.