I am purchasing a house for cash in New Southgate. I have been living for the previous 20 years in New Southgate. Conveyancing searches are expensive. As I know the road and vicinity intimately must I have all the conveyancing searches?

If you not getting a home loan, then the vast majority of the New Southgate conveyancing searches are optional. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches carried out, but he is duty bound to take that path of encouragement . One thing to take into account; if you are likely to sell the house in the future, it will be of importance to your future purchaser what the searches contain. Sometimes premises with functional issues can still reveal unexpected search results. A good conveyancing solicitor in New Southgate will be able to give you some helpful guidance here.

When it comes to lenders such as Nottingham, do New Southgate property lawyers face a yearly amount to be on the conveyancing panel?

We are unaware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

We previously chose conveyancing lawyers with offices in New Southgate on the Nationwide solicitor approved list. They are now charging me a separate sum for dealing with the Nationwide mortgage. Is this a supplemental conveyancing fee specified by Nationwide?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer is entitled to levy a fee for this. The charge is not set by Nationwide but by your New Southgate solicitor. Plenty of firms on the Nationwide panel will charge ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.

I have paid off my mortgage with UBS. I assume I don't need a New Southgate lawyer on the UBS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where UBS has sent the Land Registry the discharge electronically, and
3. UBS has instructed the Land Registry to do so

I got the keys to my apartment on 1 November and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in New Southgate said it will be concluded in less than a month. Are titles in New Southgate uniquely lengthy to register?

There is nothing unique about conveyancing in New Southgate registration formalities. Rather than based on location, timescales can adjust subject to the party submitting the application, whether it is in order and if the Land registry need to notify any other parties. At present in the region of 80% of such applications are fully addressed within 12 days but occasionally there can be extensive hold-ups. Historically registration takes place once the purchaser is living at the premises therefore post completion formalities is not usually an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.

I am buying a new build apartment in New Southgate. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in New Southgate

Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan.

There are only 62 years unexpired on my flat in New Southgate. I need to extend my lease but my freeholder is missing. What should I do?

If 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 lengthened by the magistrate. However, you will be required to demonstrate that you have done all that could be expected to track down the lessor. For most situations an enquiry agent would be helpful to carry out a search and prepare a report to be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering New Southgate.

My wife and I have hit a brick wall in trying to purchase the freehold in New Southgate. Can the Leasehold Valuation Tribunal adjudicate on premiums?

if there is a absentee landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to calculate the amount due.

An example of a Freehold Enfranchisement matter before the tribunal for a New Southgate premises is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case affected 2 flats. The unexpired lease term was 70.31 years.