It is is a decade since I purchased my property in Eel Pie Island. Conveyancing lawyers have now been appointed on the sale but I can't find the title documents. Is this a problem?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by the lender or they could be in the possession of the conveyancers who handled the purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Eel Pie Island relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
we are a couple who wish to acquire a newly converted flat in Eel Pie Island with a residential mortgage from The Royal Bank of Scotland.We would like to retain our Eel Pie Island conveyancing practitioner but The Royal Bank of Scotland informed us he's not on their "panel". we are left little option but to use a The Royal Bank of Scotland panel lawyer or retain our preferred solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage issued to you is subject to its various provisions, a common one being that conveyancers will be on the The Royal Bank of Scotland conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland
I have recentlybeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Eel Pie Island for a purchase of a freehold house 9 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The easiest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Eel Pie Island conveyancing specialists.
The estate agent has sent us the confirmation of our purchase of a new build flat in Eel Pie Island. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Eel Pie Island
-
Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants.
In searching the web for the words on line conveyancing in Eel Pie Island it reveals numerous conveyancersin the area. With so much choice what is the best way to find the right conveyancing solicitor for the sale of my house?
The best method of choosing the right conveyancer is through a trusted testimonial, so enquire of colleagues and family who have bought a property in Eel Pie Island or a reputable estate agent or mortgage broker. Charges for conveyancing in Eel Pie Island vary, so it's sensible to request at least three fee calculations from varying types of solicitors. Dont forget to clarify that the fees are fixed.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Eel Pie Island conveyancing firm to act on my behalf?
Where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the LVT to decide the amount due.
An example of a Lease Extension matter before the tribunal for a Eel Pie Island residence 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 related to 1 flat. The unexpired term was 60.45 years.
What makes a Eel Pie Island lease problematic?
Leasehold conveyancing in Eel Pie Island is not unique. Most leases are drafted differently and drafting errors can result in certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:
-
A provision to repair to or maintain elements of the property A duty to insure the building
You could encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Bank of Scotland, and Platform Home Loans Ltd all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the buyer to withdraw.