I am looking for value for money property lawyer. Do I opt for a national conveyancer as opposed to a local Emerson Park conveyancing lawyer?
Generally conveyancing practitioners in your location will have good relationships with your local authority, which can help with your Emerson Park conveyancing searches that your lawyer will require on your transaction. It can only be a plus if they enjoy existing relationships with the Land Registry overseeing your area Emerson Park, other conveyancers in the neighbourhood and Emerson Park Estate Agents.
We were just about to sign contracts for a ground floor flat in Emerson Park. We have hit a stumbling block. The mortgage offer with Santander expires on 18/3/2026 but the owners are suggesting a completion date of 20/3/2026. Can one extend the mortgage offer?
The person best placed to deal with your issue is your conveyancer who will determine if they better off negotiating with the mortgage broker, seller’s solicitors, selling agents or indeed all three taking into account the history of your conveyancing to date.
My colleague advised me that if I am purchasing in Emerson Park I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard Emerson Park conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Emerson Park around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Emerson Park Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Emerson Park Education with maps and statistics, Local Amenities and other useful information concerning Emerson Park.
About to purchase a new build flat in Emerson Park. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Emerson Park
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Please supply a car parking plan. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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.
I am employed by a long established estate agent office in Emerson Park where we have witnessed a number of leasehold sales put at risk due to short leases. I have received contradictory information from local Emerson Park conveyancing firms. Could you confirm whether the seller of a flat can initiate the lease extension process for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Having spent months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Emerson Park. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We can put you in touch with a Emerson Park conveyancing firm who can help.
An example of a Lease Extension case for a Emerson Park premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case related to 1 flat. The unexpired lease term was 57.5 years.
We are in the throes of a leasehold sale of a flat in Emerson Park. Conveyancing is fine but we are being charged an extortionate amount from the managing agents. To date we have forked out £295.50 for a leasehold management pack and then another £200 plus VAT for answers to queries supplied by the buyers solicitor.
Your property lawyer will not have any sway over the level of the fee for this information however the average costs for the information for Emerson Park leasehold premises is £350. When it comes to Emerson Park conveyancing sales it is standard for the vendor to cover the charges. The freeholder or their agents are not duty bound to answer these questions most will be content to do so - albeit often at exorbitant prices disproportionate to the work involved. Unfortunately there is no statute that mandates set fees for administrative tasks. Neither is there any legal time frame by which they are duty bound to issue answers.