Please explain the implications if my lawyer’s firm is removed from the RBS Conveyancing panel ahead of completing my conveyancing in Pinner Green?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
The deeds to my property are lost. The solicitors who did the conveyancing in Pinner Green 5 years ago are no longer around. What are my next steps?
These day there are duplicates made of almost everything, and your conveyancer will be aware exactly where to find all the suitable documentation so you can buy or dispose of your house without a hitch. If duplicates can’t be located, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on your property.
I am purchasing my first flat in Pinner Green with the aid of help to buy. The developers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not disclose to my conveyancer about the extras as it will jeopardize my mortgage with Britannia. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking for a ground for flat up to £195,000 and found one close by in Pinner Green I like with amenity areas and transport links nearby, however it only has 61 years on the lease. I can't really find anything else in Pinner Green for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the shortness of the lease may be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
Having had my offer accepted I require leasehold conveyancing in Pinner Green. Before I set the wheels in motion I would like to find out the remaining lease term.
If the lease is recorded at the land registry - and almost all are in Pinner Green - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Pinner Green conveyancing firm to act on my behalf?
You certainly can. We can put you in touch with a Pinner Green conveyancing firm who can help.
An example of a lease Extension matter before the tribunal 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 related to 1 flat. The unexpired term was 58.19 years.