I require conveyancing for a flat in a relatively new development (6 years old) in Elephant and Castle. 95% of the flats have already been occupied. Is it really necessary to order neighbourhood searches as part of conveyancing in Elephant and Castle?
You would be putting yourself at risk in refusing to carrying out Elephant and Castle conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that your conveyancer conducts them. Where timings and price are top of your issues you should consider with your conveyancer about the options such as lack of search insurance available to you
My wife and I purchasing a detached bungalow in Elephant and Castle. We would like to an extension at the rear at the house.Will the conveyancing process involve enquiries to see if these alterations are prohibited?
Your conveyancer should review the deeds as conveyancing in Elephant and Castle will on occasion identify restrictions in the title documents which restrict certain works or need the permission of a 3rd party. Certain works call for local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
Is there a list of Yorkshire BS panel solicitors in Elephant and Castle on the Building Society Association’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lenders make their panel listings visible online. If you are looking for a Elephant and Castle solicitor on the Yorkshire BS please use our facility.
Intending to buy a apartment in Elephant and Castle. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Elephant and Castle conveyancing practitioner is on the Virgin Money conveyancing panel.
How does conveyancing in Elephant and Castle differ for new build properties?
Most buyers of new build premises in Elephant and Castle contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is completed. This is because builders in Elephant and Castle tend to purchase 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 property lawyers 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 used to new build conveyancing in Elephant and Castle or who has acted in the same development.
I decided to have a survey carried out on a house in Elephant and Castle ahead of retaining solicitors. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some lenders may refuse to issue a loan on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Elephant and Castle. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Elephant and Castle to see if the conveyancing costs will increase in light of this.
Am I better off to choose a Elephant and Castle conveyancing lawyer based in the area that I am buying? We have a good friend who can conduct the legal work but her office is 200miles away.
The benefit of a local Elephant and Castle conveyancing firm is that you can attend the office to sign paperwork, present your identification documents and apply pressure on them where appropriate. They will also have local insight which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and the majority were impressed that must surpass using an unfamiliar Elephant and Castle conveyancing solicitor just because they are Elephant and Castle based.
I only have 62 years remaining on my lease in Elephant and Castle. I now wish to extend my lease but my landlord is can not be found. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the freeholder. For most situations an enquiry agent would be helpful to carry out a search and to produce a report which can be used as evidence that the landlord can not be located. It is wise to seek advice from a conveyancer both on investigating the landlord’s disappearance and the application to the County Court covering Elephant and Castle.
Having spent months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Elephant and Castle. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing landlord 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 assess the premium.
An example of a Lease Extension matter before the tribunal for a Elephant and Castle flat is Ground Floor Flat 39 Bronsart Road in May 2010. Following a vesting order by West London County Court the Leasehold Valuation Tribunal concluded that the price to be paid for the extended lease of the premises was Thirteen Thousand Two hundred pounds (£13,200) in accordance with the valuation. The extended lease was granted for a term of 90 years from the expiry date of the Lease and at a peppercorn ground rent from the date of the vesting order. This case was in relation to 1 flat. The unexpired term as at the valuation date was 74.77 years.