I am purchasing a flat and require a conveyancing solicitor in Chorleywood who is on the Barnsley Building Society conveyancing. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barnsley Building Society in certain locations such as Chorleywood. We dont recommend any particular firm.
Should our conveyancer be raising questions concerning flooding as part of the conveyancing in Chorleywood.
Flooding is a growing risk for solicitors carrying out conveyancing in Chorleywood. There are those who acquire a property in Chorleywood, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, however there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Chorleywood. The conventional set of property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to discover whether the property has historically flooded. In the event that the property has been flooded in past which is not disclosed by the seller, then a purchaser could bring a claim for damages as a result of such an misleading reply. A purchaser’s lawyers will also conduct an enviro report. This will reveal whether there is a recorded flood risk. If so, additional inquiries will need to be made.
How can the Landlord & Tenant Act 1954 impact my commercial property in Chorleywood and how can you help?
The particular law that you refer to affords a safeguard to business lessees, granting the legal entitlement to make a request to court for a renewal lease and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Chorleywood is one of our many areas of the UK in which our lawyers have offices
As co-executor for the estate of my uncle I am selling a property in Neath but reside in Chorleywood. My conveyancer (based 260 miles from mehas requested that I execute a stat dec before the transaction finalising. Could you suggest a conveyancing solicitor in Chorleywood who can attest and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Chorleywood
I am looking at a two flats in Chorleywood which have approximately forty five years remaining on the leases. should I be concerned?
There are no two ways about it. A leasehold flat in Chorleywood is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the salability of the premises. For most buyers and lenders, leases with under eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Chorleywood conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Chorleywood conveyancing firm to represent me?
You certainly can. We are happy to put you in touch with a Chorleywood conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Chorleywood flat 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 number of years remaining on the existing lease(s) was 71 years.
My wife and I are acquiring a garden flat in Chorleywood. At the point of instructing our conveyancing practitioner, they said that they were on all mainstream lender panels. The mortgage broker called today to advise that they are not on the Skipton approved list. Should that be true, what should we do? Do we just choose a different conveyancing practitioner that is on their approved list or should we cover the costs for separate representation, with Skipton selecting their own approved conveyancer.
When buying a property with the benefit of a mortgage it is standard for the purchaser’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's conveyancing panel. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to fulfill. Some banks now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact Skipton to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Skipton's conveyancing panel and you may continue to use your own Chorleywood solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.