My aunt informed me that in buying a property in Edmonton there could be a number of restrictions preventing external changes to the property. Is this right?
There are anumerous of properties in Edmonton which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Edmonton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Edmonton solicitor firms on the Nottingham conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nottingham approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.
RBS have agreed my mortgage in principle, my offer on a house in Edmonton has been agreed to, what happens next?
The estate agent will need to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s approved list). Telephone RBS or your financial adviser and finalise any outstanding paperwork. RBS will sellect a valuer who will get in contact with the selling agent or owners to schedule a time for the valuation to occur. Once carried out (assuming no problems) it takes on average a fortnight to get a mortgage offer. RBS 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 Edmonton.
My partner and I are selling our property in Edmonton and according to the buyers it appears that there is a risk of it being built on contaminated land. A high street Edmonton conveyancer would know this is not the case. For the life of me I don't know why the purchasers used an internet conveyancing outfit rather than a conveyancing solicitor in Edmonton. We have lived in Edmonton for 5 years we know of no issue. Do we contact our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Due to the input of my in-laws I had a survey completed on a house in Edmonton prior to instructing conveyancers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some lenders may not grant a mortgage on such a property.
It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Edmonton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Edmonton to see if the conveyancing will be more expensive.
We're new to the buying process - had an offer accepted, yet the estate agent informed us that the vendor will only move forward if we use the agent's recommended conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer used to conveyancing in Edmonton
We suspect that the owner is not behind this request. Should the owner require ‘a quick sale', taking such a hostile approach to a motivated purchaser is not the way to achieve this. Speak to the vendors direct and make the point that (a)you are serious purchasers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you are going to use your own,trusted Edmonton conveyancing solicitors - not the ones that will provide the estate agent a commission or meet his conveyancing figures demanded by senior management.
I've recently bought a leasehold property in Edmonton. Do I have any liability for service charges relating to a period prior to my ownership?
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. However, 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).
We have reached the end of our tether in negotiating a lease extension in Edmonton. 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 relevant statutes you can apply to the Leasehold Valuation Tribunal to make a decision on the price payable.
An example of a Vesting Order and Purchase of freehold matter before the tribunal for a Edmonton property is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case related to 2 flats. The remaining number of years on the lease was 80.01 years.
Is planning permission needed to split a house into multiple flats in Edmonton? This has occurred to a house next door to my home in Edmonton and was ignorant of the conversion until after the works were done.
Planning Consent yes. Building Regulations yes.