Can you vouch for a Bank of Ireland allowed Custom House conveyancing conveyancer finish our house move within two weeks? Would it be better to use a local Custom House firm or a factory type firm?
We can recommend some very good Custom House conveyancing firms. You can also walk up the high street in Custom House. Go in to some well established firms and ask to speak with a conveyancing solicitor for a costs illustration. Explain your requirements together with your reasons and ask for a commitment on your deadline. Choose the lawyer that appears most efficient.
We wanted to use a conveyancing solicitor in Custom House for our home move. Our broker has since advised us that our bank Santander won't deal with them. Why is this not regarded as unfair competition?
Banks normally imposes restrictions either the type or the amount of conveyancing firms on their member panel. A common example of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, some have limited the number of firms they use to represent them. Be aware that Santander have no responsibility for the quality of advice provided by any member of Santander Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there are differing views regarding the extent of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that hundreds of law firms, including some in or near Custom House only carry out one or two conveyances per annum.
My uncle pointed out to me me that in purchasing a property in Custom House there could be various restrictions preventing external alterations to a property. Is this right?
There are a number of properties in Custom House which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Custom House should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am aiming to move property in February. Does my conveyancing solicitor call the removal company on the day of completion. As an aside, can you put forward a removal company in Custom House. Conveyancing firm was organised prior to coming across your page.
On the afternoon of completion you will need to pick up the keys from the selling agent however this can only occur after the vendors solicitors inform the agent that they have the completion monies and the keys can be passed over. After that you can advise the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can help you locate a residential property solicitor in Custom House or a legal practice that specialises in conveyancing in Custom House.
Barclays have agreed my home loan in principle, my offer on a property in Custom House has been accepted, now what?
The estate agent will wish to know who your solicitors are (be sure the solicitors are on the bank’s approved list). Telephone Barclays or the financial adviser and finish off any relevant paperwork. Barclays will instruct a valuer who will get in touch with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes approximately ten days to receive the mortgage offer. Barclays will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Custom House.
What does a local search tell me about the house we're purchasing in Custom House?
Custom House conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company such as Xpress Legal The local search plays a central part in many a Custom House conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search should supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
As co-executor for the will of my grandmother I am disposing of a residence in Cardiff but I am based in Custom House. My lawyer (who is 300 miles awayneeds me to sign a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Custom House who can witness and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are located in Custom House
I am a negotiator for a long established estate agent office in Custom House where we have witnessed a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given contradictory information from local Custom House conveyancing solicitors. Could you clarify whether the seller of a flat can initiate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the leaseholder of a a ground floor purpose built flat in Custom House. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
Where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to decide the sum to be paid.
An example of a Lease Extension decision for a Custom House residence is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case was in relation to 1 flat. The unexpired residue of the current lease was 69.77 years.