I am helping my step-mother sell her property in Anerley. Does the conveyancing solicitor order an EPC or it is for me to coordinate?
After the abolition of Home Packs, energy performance certificates remained a mandatory part of selling a house. An energy assessment needs to be to hand in advance of the property being placed on the market. This is not a task that conveyancers normally arrange. Where you are instructing a Anerley conveyancing practitioner they may help arrange energy assessments due to their relationships with long established local providers
The mortgage over my property is with Principality for my property in Anerley. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Principality?
Your original mortgage agreement with Principality will provide that you need their approval prior to renting your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. It should not be necessary to do this via a Principality conveyancing panel lawyer.
The formalities of my purchase has taken place for my property in Anerley. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
A relative recommended that if I am purchasing in Anerley I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Anerley conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Anerley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Anerley Education with maps and statistics, Local Amenities and other useful information about Anerley.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Anerley is the location of the property. Is there any guidance you can impart?
Flying freeholds in Anerley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Anerley you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Anerley may determine 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 residence.
I am a sole trader intending to lease a unit on a shopping parade. Can you recommend lawyers offering no-sale-no costs for non-domestic conveyancing in Anerley for under £1,200?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Anerley, including the disposal and purchase of businesses as well as simply property. Whether you are looking to acquire or lease a shop, pub, restaurant, office, retail premises or a whole business we can find you the right lawyer. Regarding the charges this will depend on the structure and terms of the deal. Let us have your contact information or call us so that we can supply you with a detailed commercial conveyancing calculation.
In my capacity as executor for the estate of my uncle I am selling a residence in Swansea but I am based in Anerley. My solicitor (based 235 miles from meneeds me to execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Anerley to witness this legal document for me?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are based in Anerley
I've recently bought a leasehold flat in Anerley. Do I have any liability for service charges relating to a period prior to my ownership?
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. Strange as it may seem, 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).
My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in Anerley. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the LVT to determine the sum to be paid.
An example of a Lease Extension case for a Anerley property is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case related to 1 flat. The unexpired term as at the valuation date was 26.38 years.