My wife and I are purchasing a 3 bedroom flat in Golders Green with a mortgage. We wish to retain our Golders Green conveyancer, but the lender says he's not on their "panel". We have to appoint one of the bank panel solicitors or retain our Golders Green and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Golders Green conveyancing solicitor to apply to be on the conveyancing panel.
A relative suggested that if I am purchasing in Golders Green I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Golders Green conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Golders Green around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Golders Green Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Golders Green Education with plans and statistics, Local Amenities and other useful information regarding Golders Green.
Are there restrictive covenants that are commonly identified during conveyancing in Golders Green?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Golders Green. 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…’
How does conveyancing in Golders Green differ for new build properties?
Most buyers of new build property in Golders Green contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Golders Green typically purchase the site, 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 Golders Green or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Golders Green and how can you help?
The particular law that you refer to gives a safeguard to commercial lessees, granting the legal entitlement to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Golders Green