Can I be sure that the Muswell Hill conveyancing solicitor on the TSB panel is any good?

When it comes to conveyancing in Muswell Hill seeking recommendations is a good 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 which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your conveyancing.

I am purchasing a property in Muswell Hill. A rare aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Leeds Building Society your lawyer must check the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Leeds Building Society where a lease fails to meet these conditions. The conditions relate to the installation of panels on properties nationwide and is not limited to Muswell Hill.

I am currently in the process of buying my council flat in Muswell Hill. I have a mortgage agreed with Aldermore. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

I am buying a house and the solicitor has referenced Chancel Repair for which the property could be obligated to contribute to given it’s proximity to the area of such a church. She has recommended insurance. Is this really necessary for conveyancing in Muswell Hill

Unless a prior purchase of the premises took place after 12 October 2013 you can assume that conveyancing practitioners handling conveyancing in Muswell Hill to remain recommending a chancel search and or insurance against a claim.

Despite weeks of looking the Title Certificate and documents to my house can not be found. The lawyers who conducted the conveyancing in Muswell Hill 5 years ago have long since closed. Will I be able to sell the house?

Nowadays there are duplicates made of almost everything, and your conveyancer should be aware exactly where to find all the relevant documentation so you can purchase or dispose of your property without a hitch. Where duplicates are not available, your lawyer may be able to arrange cover in the form of insurance or indemnities against future claims on your premises.

I have been on the look out for a leasehold apartment up to £235,500 and identified one round the corner in Muswell Hill I like with open areas and railway links in the vicinity, the downside is that it only has 61 years on the lease. There is not much else in Muswell Hill suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a home loan the shortness of the lease will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.

I am attracted to a couple of flats in Muswell Hill both have in the region of fifty years left on the lease term. should I be concerned?

There is no doubt about it. A leasehold flat in Muswell Hill is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it reduces the salability of the property. For most purchasers and banks, leases with under eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Muswell Hill conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I am the proprietor of a two-bedroom flat in Muswell Hill. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?

Absolutely. We can put you in touch with a Muswell Hill conveyancing firm who can help.

An example of a Lease Extension decision for a Muswell Hill premises is Flat B 10 Grove Avenue in October 2013. Following a vesting order Clerkenwell and Shoreditch County Court 3rd July 2013 The tribunal determines that the premium payable for the lease extension was £36,215.00 This case was in relation to 1 flat. The unexpired residue of the current lease was 65.21 years.