The Camden Town conveyancing firm handling our Camden Town conveyancing has spotted a difference between the surveyor’s assumptions in the home valuation survey and what is revealed within the title deeds. My lawyer informs me that he must ensure that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s stance correct?
Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
When will exchange of contracts take place for domestic conveyancing in Camden Town and am I required to attend the conveyancers office?
If you are round the corner to one of the conveyancing solicitors in Camden Town you are welcome to come in to sign documents. However, the lender approved solicitors we work with provide countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when dealing with you by post or email. The signing of the contract is not when everything is set in stone. A signed contract is necessary for the conveyancer to officially exchange at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Camden Town)to be in the office at the appropriate time.
Will my solicitor be raising enquiries concerning flooding during the conveyancing in Camden Town.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Camden Town. There are those who acquire a house in Camden Town, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, but there are a number of searches that can be initiated by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Camden Town. The conventional set of information sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to discover if the premises has suffered from flooding. In the event that the premises has been flooded in past which is not revealed by the owner, then a buyer may commence a compensation claim as a result of such an inaccurate reply. A purchaser’s lawyers will also conduct an enviro report. This will disclose whether there is any known flood risk. If so, additional inquiries will need to be initiated.
Me and my brother purchased a 4 bedroom Edwardian house in Camden Town. Conveyancing lawyer acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Camden Town and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing lawyer who conducted the work.
I only have Sixty One years left on my flat in Camden Town. I am keen to extend my lease but my freeholder is absent. What should I do?
If you qualify, 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 mean that your lease can be granted an extra 90 years by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to track down the lessor. On the whole a specialist would be useful to carry out a search and to produce an expert document to be used as proof that the freeholder can not be located. It is advisable to get professional help from a solicitor both on devolving into the landlord’s absence and the vesting order request to the County Court overseeing Camden Town.
I am the registered owner of a ground floor flat in Camden Town. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
if there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to arrive at the price payable.
An example of a Lease Extension matter before the tribunal for a Camden Town premises is Flat 120, Clare Court Judd Street in August 2013. the Tribunal held that the premium to be paid for the extension of the lease should be £64,650 This case affected 1 flat. The unexpired term as at the valuation date was 62.79 years.
Why is New Build conveyancing in Camden Town more costly?
Conveyancing in Camden Town for newly converted or new build homes usually involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as additional queries and contractual considerations.