Souldretaining a Pinner Green conveyancing practice make the legal transfer of property easier?
Pinner Green is a unique place, where local experience is a significant benefit. The laid-back lifestyle has it’s attractions – but not when it comes to your home move. The solicitors that we work with display specialist Pinner Green insight with a professional, hands-onattitude that helps the conveyancing to progress with the minimum of fuss. It is a distinct advantage if they enjoy good rapport with financial advisers, estate agents, valuers and other Pinner Green conveyancing practitioners
My husband and I intend to remortgage our penthouse in Pinner Green with Yorkshire BS. We have a son 18 who lives with us. Our solicitor requested us to identify 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 two concerns (1) Is this document specific to the Yorkshire BS 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?
First, rest assured that your Yorkshire BS conveyancing panel solicitor is doing the right thing 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 Yorkshire BS. This is solely used to protect Yorkshire BS 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 Yorkshire BS 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.
My wife and I have a renovated Georgian house in Pinner Green. Conveyancing practitioner acted for me and Barclays Direct. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pinner Green and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing lawyer who carried out the work.
I've recently bought a leasehold property in Pinner Green. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a two-bedroom flat in Pinner Green. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?
if there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the price payable.
An example of a lease Extension decision for a Pinner Green residence is 25 Beechwood Avenue in November 2012. the Tribunal accordingly determined that the premium for the lease extension should be £24,353. This case affected 1 flat. The number of years remaining on the existing lease(s) was 58.19 years.
Threeweeks into a sale of a flat in Pinner Green. Conveyancing solicitors are doing their job but we have been asked to pay a fortune by the freeholder. So far we have paid £225 for a leasehold management pack and then a further £200 plus VAT for answers to queries supplied by the purchaser's property lawyer.
Neither you or your lawyer will have any impact over the extent of the fee for this information however the average costs for the information for Pinner Green leasehold property is £350. For Pinner Green conveyancing transactions it is customary for the seller to cover the charges. The landlord or their agents are not duty bound to address these questions although many will agree to do so - albeit often at high prices disproportionate to the work involved. Regretfully there is no law that requires set charges for administrative tasks. Nor is there any prescriptive time frame by which they are obliged to issue answers.