Are the BSA planning on creating a online directory to list firms on the Earl Shilton BS conveyancing panel for example in Cockfosters?
We are not aware of any intention on the part of the BSA to develop such a tool.
Should our solicitor be raising questions concerning flooding as part of the conveyancing in Cockfosters.
The risk of flooding is if increasing concern for solicitors dealing with homes in Cockfosters. There are those who purchase a property in Cockfosters, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, but there are a numerous checks that may be initiated by the purchaser or by their lawyers which will give them a better understanding of the risks in Cockfosters. The standard completed inquiry forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to find out whether the property has suffered from flooding. If the property has been flooded in past and is not notified by the vendor, then a buyer could bring a claim for damages resulting from an misleading reply. A purchaser’s solicitors may also commission an environmental report. This will reveal whether there is any known flood risk. If so, more detailed inquiries will need to be conducted.
I purchased my flat on 16 May and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Cockfosters advises it will be dealt with in a couple of weeks. Are transfers in Cockfosters uniquely lengthy to register?
There is nothing unique about conveyancing in Cockfosters registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether there are errors and if the Land registry have to notify any other parties. At present roughly 80% of such applications are fully addressed within 12 days but occasionally there can be protracted hold-ups. Historically registration is effected once the new owner has moved in to the premises thus an expedited registration is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.
How does conveyancing in Cockfosters differ for newly converted properties?
Most buyers of new build residence in Cockfosters come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is built. This is because builders in Cockfosters typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Cockfosters or who has acted in the same development.
As co-executor for the will of my grandmother I am selling a house in Swansea but I am based in Cockfosters. My solicitor (based 300 miles awayhas requested that I execute a stat dec before completion. Could you suggest a conveyancing practitioner in Cockfosters to attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Cockfosters based
Expecting to exchange soon on a studio apartment in Cockfosters. Conveyancing lawyers have said that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Cockfosters should include some of the following:
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What options are open to you if an adjoining owner is in violation of a provision in their lease? Advice as to the provision as set out in the lease to pay service charges - in relation to the building, and the more general rights a leaseholder enjoys Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Additions to the premises
Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Cockfosters. Can the Leasehold Valuation Tribunal adjudicate on premiums?
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 judgment on the sum to be paid.
An example of a Freehold Enfranchisement matter before the tribunal for a Cockfosters premises is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case affected 2 flats. The unexpired term was 70.31 years.