Please explain the implications if my lawyer’s firm is expelled from the Virgin Money Conveyancing panel ahead of completing my conveyancing in Eel Pie Island?
The first thing to point out is that, this is a very rare occurrence. 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 reveal planned roadworks that may impact a commercial land in Eel Pie Island?
Its becoming the norm that commercial conveyancing solicitors in Eel Pie Island will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Eel Pie Island. The report provides 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 Eel Pie Island.
For every commercial conveyancing transaction in Eel Pie Island 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 can result in delays to Eel Pie Island commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Eel Pie Island.
I am buying a new build house in Eel Pie Island with a mortgage from Platform Home Loans Ltd. The builders refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not disclose to my lawyer about this side-deal as it may adversely affect my loan with the lender. Should I keep quiet?.
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.
Due to the encouragement of my in-laws I had a survey completed on a property in Eel Pie Island prior to retaining lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies tend refuse to grant a mortgage on this type of premises.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Eel Pie Island. Conveyancing will be smoother if you use a solicitor in Eel Pie Island especially if they are acquainted with such properties in Eel Pie Island.
As co-executor for the estate of my grandmother I am disposing of a house in Swansea but live in Eel Pie Island. My conveyancer (based 300 miles awayhas requested that I sign a statutory declaration before the transaction finalising. Could you suggest a conveyancing lawyer in Eel Pie Island to witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Eel Pie Island based
I've found a house that appears to be perfect, at a great price which is making it all the more appealing. I have just discovered that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Eel Pie Island. Conveyancing lawyers have not yet been instructed. Will they explain the issues?
The majority of houses in Eel Pie Island are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Eel Pie Island so you should seriously consider shopping around for a Eel Pie Island conveyancing practitioner and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’sconsent to carry out alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the house is located on an estate. Your solicitor should report to you on the legal implications.
I own a first floor flat in Eel Pie Island. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
Where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to calculate the premium.
An example of a Lease Extension decision for a Eel Pie Island premises is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case affected 1 flat. The unexpired term was 60.45 years.