I am getting a mortgage offer from Halifax. I intend to instruct a Licensed Conveyancer in Elephant and Castle. Does the Halifax Conveyancing panel include conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I am buying a property without a mortgage in Elephant and Castle. I have lived for the previous Seventeen years in Elephant and Castle. Conveyancing searches are exorbitant. As I know the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a mortgage, then all but one or two of the Elephant and Castle conveyancing searches are optional. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches completed, but she has a professional duty to do this. One thing to consider; if you are going to sell the house one day, it will likely be be of interest to your future purchaser what the searches reveal. On occasion properties with apparent issues can still show up unpredicted search results. A good conveyancing solicitor in Elephant and Castle will be able to give you some helpful advice here.
What will a local search tell me concerning the property I am buying in Elephant and Castle?
Elephant and Castle conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for instance Searches UK The local search plays a central role in most Elephant and Castle conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should reveal data on, amongst other things, details on planning applications applicable to the premises (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 13 topic headings.
As co-executor for the estate of my grandmother I am disposing of a property in Neath but I am based in Elephant and Castle. My lawyer (who is 300 miles from mehas requested that I execute a stat dec before completion. Could you suggest a conveyancing practitioner in Elephant and Castle who can attest and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Elephant and Castle based
I only have Seventy years left on my lease in Elephant and Castle. I am keen to extend my lease but my freeholder is absent. What options are available to me?
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 for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to prove that you have made all reasonable attempts to find the landlord. For most situations an enquiry agent may be useful to carry out a search and prepare a report to be accepted by the court as evidence that the landlord is indeed missing. It is advisable to get professional help from a conveyancer both on investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Elephant and Castle.
My wife and I have hit a brick wall in trying to purchase the freehold in Elephant and Castle. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a missing landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to make a decision on the premium.
An example of a Lease Extension case 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 was 74.77 years.
Midway through the sale of a leasehold flat in Elephant and Castle. Conveyancing lawyers are doing their job but we are being charged a fortune from the managing agents. So far we have forked out £225 for a leasehold management pack and then a further £200 plus VAT for supplemental queries supplied by the purchaser's solicitor.
Neither you or your conveyancer will have any impact over the extent of the bill for this information but the average fee for the information for Elephant and Castle leasehold property is £380. When it comes to Elephant and Castle conveyancing sales it is usual for the owner to cover the costs. The freeholder or their agents are not duty bound to address such questions although many will be willing to do so - albeit often at high prices out of proportion to the work involved. Regretfully there is no law that requires set fees for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.