Why do I have to pay up front when it comes to conveyancing in Harrow on the Hill?

Where you are retaining lawyers for conveyancing in Harrow on the Hill your solicitor will ask you put them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. If any down payment is as part of the total price then this will be required immediately before exchange of contracts. The final balance that is needed will be payable shortly before completion.

I am buying a detached bungalow in Harrow on the Hill. The intention is to carry out a loft conversion at the property.Will the conveyancing process involve checks to determine if these works were previously refused?

Your property lawyer should review the deeds as conveyancing in Harrow on the Hill can on occasion reveal restrictions in the title deeds which prohibit categories of works or necessitated the consent of another owner. Many additions call for local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.

The mortgage over my property is with Bank of Ireland for my property in Harrow on the Hill. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?

Bank of Ireland must be informed of your intention before letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel firm.

About to purchase flat in Harrow on the Hill. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Harrow on the Hill property lawyer is on the Nationwide conveyancing panel.

Will our conveyancer be raising enquiries regarding flooding during the conveyancing in Harrow on the Hill.

Flooding is a growing risk for conveyancers dealing with homes in Harrow on the Hill. There are those who buy a house in Harrow on the Hill, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, however there are a number of searches that may be initiated by the buyer or on a buyer’s behalf which can figure out the risks in Harrow on the Hill. The standard information sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to find out whether the property has ever been flooded. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser could bring a claim for damages resulting from an misleading reply. A buyer’s conveyancers should also commission an enviro report. This should indicate whether there is a recorded flood risk. If so, more detailed inquiries will need to be conducted.

There are only Seventy years left on my lease in Harrow on the Hill. I now wish to get lease extension but my freeholder is can not be found. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to locate the landlord. For most situations a specialist would be helpful to conduct investigations and to produce a report to be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s disappearance and the application to the County Court covering Harrow on the Hill.

I have given up negotiating a lease extension in Harrow on the Hill. Can this matter be resolved via the Leasehold Valuation Tribunal?

if there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to judgment on the premium.

An example of a Lease Extension matter before the tribunal for a Harrow on the Hill residence is flat 93b Welldon Crescent in May 2009. The Tribunals valuation for a 90-year lease extension of this fat was £13,171 This case affected 1 flat. The unexpired lease term was 75.25 years.

My in 2005. He has got married, widowed and in recent months got remarried. He will be selling the apartment in a few months. I think he will just be need to provide a copy of the marriage certificates to the conveyancing practitioner but he is anxious it will frustrate the sale of the property. Is it worth updating the Land Registry information for the property?

It is not absolutely necessary to update the title for the property on the basis that you have the evidence required to demonstrate how the name change has come about.

Any buyer’s lawyer will check the title details and request evidence to prove the change of name e.g. marriage certificates.