The Brent Cross conveyancing firm that I recently instructed on my purchase in Brent Cross have suddenly closed. I only went with them because I had to have a firm on the Nottingham conveyancing panel and my preferred Brent Cross lawyer was not. I issued them a cheque for two hundred pounds in advance. What are my options?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Nottingham conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
My colleague advised me that if I am purchasing in Brent Cross I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Brent Cross conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Brent Cross around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Brent Cross Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Brent Cross Education with plans and statistics, Local Amenities and other useful data concerning Brent Cross.
Just bought a detached house in Brent Cross , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Brent Cross conveyancing solicitor has been very slow, so I want to check that my ownership is recorded.
As far as conveyancing in Brent Cross registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary subject to who lodges the application, whether it is in order and if the Land registry communicate with any third parties. At present approximately three quarters of submission are fully addressed in less than three weeks but some can be subject to extensive delays. Historically registration is effected once the purchaser has moved in to the property therefore an expedited registration is not always top priority but if there is a degree of urgency associated with the registration then you or your conveyancer must contact the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Brent Cross is the location of the property. What do you suggest?
Flying freeholds in Brent Cross are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Brent Cross you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brent Cross may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I only have 72 years unexpired on my lease in Brent Cross. I now wish to get lease extension but my freeholder is can not be found. What options are available to me?
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 extended by the Court. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to track down the freeholder. In some cases an enquiry agent would be helpful to conduct investigations and prepare an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to proving the landlord’s absence and the vesting order request to the County Court overseeing Brent Cross.
Following years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Brent Cross. Can we issue an application to the Residential Property Tribunal Service?
Where there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to make a decision on the sum to be paid.
An example of a Lease Extension case for a Brent Cross property is First Floor Flat 61 Wilberforce Road in March 2014. The premium payable was £10,130 and the case was remitted back to the Willesden County Court to effect the Vesting Order (Claim No 3W103100). This case was in relation to 1 flat. The unexpired term as at the valuation date was 71 years.