Is there a reason why leasehold purchase conveyancing in Acton is more expensive?
Acton leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Acton is the location of the property. What do you suggest?
Flying freeholds in Acton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Acton you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Acton may ascertain 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 premises.
Is it possible to switch conveyancer as I have to appoint a firm on the National Westminster Bank conveyancing list. I hired a high street conveyancing solicitor in Acton round the corner but she is not approved by National Westminster Bank
We will our best to assist in finding you a conveyancing solicitor in Acton on the National Westminster Bank panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Acton. In utilising the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Acton.
I have been sourcing a conveyancing solicitor in Acton for my home move. Is it possible to review a firm’s complaints history with the profession’s regulator?
Anyone may search for documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator could recorded telephone calls for training reasons.
I am employed by a busy estate agency in Acton where we have experienced a few flat sales put at risk due to short leases. I have received inconsistent advice from local Acton conveyancing firms. Please can you clarify whether the vendor of a flat can start the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Acton conveyancing firm to assist?
if there is a absentee landlord or where there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the LVT to judgment on the sum to be paid.
An example of a Freehold Enfranchisement matter before the tribunal for a Acton premises is 4 Woodhurst Road in July 2013. The Tribunals valuation for the premium to be paid in respect of the collective enfranchisement was £51,050. This case related to 2 flats. The unexpired residue of the current lease was 63.75 years.
Sixweeks into buying a residence in Acton. Conveyancing lawyer has told us the title is "Leasehold". Should this make a difference on the salability of the house?
Acton conveyancing does not normally involve leasehold houses. The key factor here is the length of lease and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's almost the same as freehold, so it’s unlikely to affect the marketability too much.
On the flip side, if it's, say, Sixty years it is bound to have a adverse impact on the value, and probably wouldn't be acceptable to the mortgage company. The length of lease and ground rent will be stated in the lease to be supplied to your conveyancing practitioner.