We were about to retain a conveyancing solicitor in Clerkenwell listed on your site but have come across some other quotes on the internet seem cheaper – why is this?
You can find hundreds of conveyancers advertising what appear to be very low prices. We suggest that you think twice about how much you respect your own move to want to take 'cheap' risks over the quality of the legal work. Some hide extras deep into the terms of business. The solicitors that we list for conveyancing in Clerkenwell will notbehave this way.
Can your site be used to find a Conveyancing solicitor in Clerkenwell even where I’m not purchasing or disposing of a house, for example where I want to acquire a shop in Clerkenwell with a mortgage from Accord Mortgages Ltd?
Our search tool is mainly used to select residential conveyancing solicitors in Clerkenwell but we have recorded towards the bottom of this page a selection of Clerkenwell commercial conveyancing firms. You should make contact with the firm directly to establish if they can also act for Accord Mortgages Ltd
What happens if my solicitor is removed from the TSB Conveyancing panel ahead of completing my conveyancing in Clerkenwell?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Will commercial conveyancing searches disclose impending roadworks that could affect a commercial land in Clerkenwell?
Many commercial conveyancing solicitors in Clerkenwell will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Clerkenwell. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Clerkenwell.
For every commercial conveyancing transaction in Clerkenwell it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Clerkenwell commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Clerkenwell.
I am buying my first flat in Clerkenwell with a mortgage from Coventry Building Society. The developers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not disclose to my lawyer about the side-deal as it will impact my mortgage with Coventry Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Last November I purchased a leasehold flat in Clerkenwell. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner 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 be sure 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).
Following years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Clerkenwell. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the price.
An example of a Lease Extension decision for a Clerkenwell flat is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case affected 1 flat. The unexpired residue of the current lease was 66.8 years.