Forgive me if this question is silly but I am unexperienced as a 1st time buyer of a ground floor flat in Neasden. Do I receive the keys to the premises on completion from my solicitor? If so, I will find a local conveyancing solicitor in Neasden?
On the day of completion you will not be required to attend the conveyancers office in Neasden. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s lawyers, and once they have received this, you will be invited to receive the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.
I was told four weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in Neasden is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
At last I have had an offer on a maisonette in Neasden agreed to, the owners do however have a connected purchase. The sellers have put an offer on somewhere, but it’s not yet agreed to, and are looking at other properties in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Neasden. What should be my next step? When should I get the mortgage application with Principality going?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx one thousand pounds, then survey, Neasden conveyancing search fees, etc). The first thing to do is check that your conveyancer is on the Principality approved list. As to the next phase this very much dictated by the uniqueness of your transaction, motivation for the property and on the state of the market. In a hot market some buyers will apply for the mortgage with Principality and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to proceed with searches.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a house in Neasden? or I am told that there is a law dating back centuries that could mean that house owners residing in a parish church boundary may be liable to contribute towards repairs to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Neasden?
Unless a previous purchase of the premises took place after 12 October 2013 you may expect solicitors handling conveyancing in Neasden to remain encouraging a chancel search and or insurance against a claim.
How does conveyancing in Neasden differ for newly converted properties?
Most buyers of new build or newly converted property in Neasden come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is built. This is because house builders in Neasden usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Neasden or who has acted in the same development.
My husband and I are 3 weeks into a residential purchase having been recommend to conveyancers by the estate agent to execute conveyancing in Neasden. I am am starting to be disappointed with the quality of service. Can you you assist me in finding new solicitors?
They would have to be really bad in order to consider changing them. Has your mortgage offer been issued? In the event that it has you need to inform them of the new conveyancer and have the mortgage documents are re-sent. The conveyancer needs to be on the banks panel to avoid added expenses and frustration. So that should be your first question of the new solicitors. The find a solicitor tool should help you find a bank approved solicitor for your conveyancing in Neasden
I am looking at a couple of apartments in Neasden both have in the region of forty five years unexpired on the lease term. should I be concerned?
A lease is a legal document that entitles you to use the property for a prescribed time frame. As a lease shortens the value of the lease reduces and it becomes more costly to extend the lease. For this reason it is often a good idea to extend the lease term. It is often difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on such properties. Lease extension can be a protracted process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this arena.
Having spent months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Neasden. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We can put you in touch with a Neasden conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Neasden property is 12 & 12A Deacon Road in May 2010. the Tribunal concluded that the price to be paid for the freehold should be £38,287 This case affected 2 flats. The unexpired term as at the valuation date was 65.58 years.