I decided to go with a Northwood based firm for my conveyancing in Northwood recently. Reviewing the Ts and Cs it is apparent thatwe are responsible for costs even if the sale aborts. Should I ditch them and use a web based conveyancing company promoting no-sale-no-fee conveyancing in Northwood?
Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the conveyancing charges will generally be higher to neutralise those transactions that do not go ahead. Please beware that such schemes rarely cover disbursements for example Northwood conveyancing search charges.
Will my conveyancer be raising enquiries about flooding during the conveyancing in Northwood.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Northwood. There are those who acquire a property in Northwood, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, but there are a number of checks that can be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Northwood. The standard completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the seller to find out if the property has suffered from flooding. In the event that the premises has been flooded in past which is not disclosed by the seller, then a purchaser may commence a compensation claim as a result of such an misleading answer. A purchaser’s lawyers should also conduct an enviro search. This should reveal if there is any known flood risk. If so, additional investigations will need to be conducted.
Are there restrictive covenants that are commonly picked up during conveyancing in Northwood?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Northwood. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I only have 62 years unexpired on my lease in Northwood. I am keen to get lease extension but my freeholder is absent. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to locate the landlord. In some cases a specialist may be useful to conduct investigations and to produce an expert document which can be used as proof that the landlord can not be located. It is wise to seek advice from a conveyancer both on proving the landlord’s disappearance and the application to the County Court overseeing Northwood.
Despite our best endeavours, we have been unsuccessful in negotiating a lease extension in Northwood. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We can put you in touch with a Northwood conveyancing firm who can help.
An example of a Lease Extension decision for a Northwood residence is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case affected 3 flats. The unexpired residue of the current lease was 71 years.
I've found a house that seems to be perfect, at a great price which is making it all the more appealing. I have subsequently found out that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Northwood. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?
Most houses in Northwood are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area can help the conveyancing process. it is apparent that you are purchasing in Northwood in which case you should be looking for a Northwood conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’spermission to carry out alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is located on an estate. Your lawyer will advise you fully on all the issues.