Do banks and building societies provide you with an approved list of Cricklewood conveyancing solicitors? How do you know who is on the Bank of Ireland conveyancing panel?

Cricklewood conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.

I am assisting my sister sell her flat in Cricklewood. Does the conveyancing solicitor commission the energy performance certificate or should I organise this?

After the demise of HIPs, EPC’s became a compulsory element of moving property. An energy assessment must be commissioned in advance of the property being marketed. It is not something that conveyancers normally organise. Where you are using a Cricklewood conveyancing lawyer they might be willing to arrange energy performance certificates due to their contacts with long established local providers

I am buying a 3 bedroom semi in Cricklewood. We would like to carry out an extension to the side at the property.Will legal conveyancing on the property include enquiries to ascertain if these works are permitted?

Your solicitor will review the deeds as conveyancing in Cricklewood will occasionally reveal restrictions in the title documents which restrict certain alterations or necessitated the permission of another owner. Certain extensions need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.

I am expecting a OIP from RBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Cricklewood solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Cricklewood solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.

Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in Cricklewood I like with amenity areas and station in the vicinity, however it only has 51 years unexpired on the lease. I can't really find anything else in Cricklewood suitable, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a mortgage the shortness of the lease will likely be problematic. Reduce 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 pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.

Is it possible to transfer to a new conveyancer as I have to instruct one who is on the Coventry Building Society conveyancing list. I was using a high street conveyancing solicitor in Cricklewood five minutes from me but she is not approved by Coventry Building Society

We will our best to assist in finding you a conveyancing solicitor in Cricklewood on the Coventry Building Society panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Cricklewood. In making use of search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Cricklewood.

Last July I purchased a leasehold flat in Cricklewood. Am I liable to pay service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee 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).

We have reached the end of our tether in trying to purchase the freehold in Cricklewood. Can the Leasehold Valuation Tribunal adjudicate on premiums?

You certainly can. We are happy to put you in touch with a Cricklewood conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Cricklewood residence is 73 and 73a St. Pauls Avenue in October 2013. the Tribunal held in accordance with section32 and Schedule 6 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the enfranchisement was
fifty three thousand three hundred and sixty one pounds (£53,361.00) This case was in relation to 2 flats. The unexpired residue of the current lease was 64.61 and 67.18.