Completed the sale of my flat in Kenton last January but the buyer keeps telephoning every few hours to moan that their lawyer needs to hear from mylawyer. What should have happened following completion?
Post completion of your disposal your conveyancer should deliver the transfer deeds and all additional paperwork to the purchaser's lawyers. If applicable, your conveyancer must also evidence that the legal charge in favour of the lender has been repaid to the purchasers conveyancers. There is unlikely to be post completion formalities just for conveyancing in Kenton.
We are purchasing a property in Kenton. It might be a silly question but how we can trust a solicitor? At some point we have to send funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my niece sell her house in Kenton. Will the conveyancing solicitor order the EPC or it is for the seller to see to?
After the abolition of Home Information Packs, energy assessments was kept a required element of moving house. An energy assessment should be to hand in advance of the property being advertised. It is not as aspect of the sale process that solicitors normally organise. Where you are using a Kenton conveyancing practitioner they may be willing to arrange EPC’s due to their contacts with reputable local energy assessors
We are buying a detached bungalow in Kenton. We would like to carry out an extension to the side at the house.Will legal due diligence on the property include investigations to determine if these alterations are permitted?
Your property lawyer should review the registered title as conveyancing in Kenton will on occasion reveal restrictions in the title deeds which prohibit categories of changes or require the permission of a 3rd party. Certain works call for local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
Are there restrictive covenants that are commonly identified as part of conveyancing in Kenton?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Kenton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying a new build house in Kenton with a mortgage from Bank of Scotland. The builders would not budge the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not to tell my conveyancer about this deal as it would impact my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
In what way can the Landlord & Tenant Act 1954 affect my commercial property in Kenton and how can your lawyers assist?
The 1954 Act affords protection to commercial lessees, granting the dueness to apply to court for a new lease and remain in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Kenton is one of the many locations in which the firms we work with are located
I only have Sixty One years left on my flat in Kenton. I now want to extend my lease but my landlord is absent. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to locate the freeholder. For most situations an enquiry agent should be helpful to conduct investigations and prepare an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Kenton.
I am the registered owner of a basement flat in Kenton. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
Most definitely. We are happy to put you in touch with a Kenton conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Kenton premises is 139/139A Masons Avenue in February 2010. this was a case with an absentee freeholder. As a result the leaseholders applied to Willesden County Court for an order dispensing with the giving of a notice of claim.14th October 2009 District Judge Brar granted a vesting order and the court directed that the matter should be transferred to this tribunal to determine the freehold premium. The tribunal concluded on a figure of £13,000 for the freehold interest This case affected 1 flat. The unexpired term was 74 years.