I was recommended to a conveyancer who has given a fee calculation of £995 for freehold conveyancing in Harold Park. I’m selling a modern property for £225,000. This appears expensive. Is it above what I should be paying for conveyancing in Harold Park?
The costs illustration is slightly on the steep side. If you shop around you might shave off some of the expense by as much as £100 plus VAT. That being said, you maylive to regret choosing an an unknown conveyancer. Remember to check the solicitor can represent your bank. You can utilise our search tool to choose a Harold Park conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Harold Park.
My wife and I are refinancing our maisonette in Harold Park with RBS. We have a son 19 who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is forfeited by the lender. I have a couple of concerns (1) Is this document specific to the RBS conveyancing panel as he never had to sign this form when we purchased 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to RBS. This is solely used to protect RBS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of RBS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I happen to be the only beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Harold Park. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the house in November. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this obligation chiefly exists to pick up on subsales or the flipping of property.
Can I be sure that the Harold Park conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Harold Park obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer conducting your conveyancing.
I have instructed a Harold Park conveyancing practitioner having made sure that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Harold Park surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have recentlybecome aware that Wolstenholmes have been shut down. They carried out my conveyancing in Harold Park for a purchase of a leasehold flat 9 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?
The quickest way to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Harold Park conveyancing specialists.
Jane (my partner) and I may need to sub-let our Harold Park garden flat temporarily due to a new job. We used a Harold Park conveyancing practice in 2002 but they have closed and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?
Some leases for properties in Harold Park do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
We have reached the end of our tether in seeking a lease extension in Harold Park. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing freeholder or where 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 First-tier Tribunal (Property Chamber) to arrive at the price payable.
An example of a Lease Extension decision for a Harold Park flat is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The unexpired lease term was 57.5 years.