The Kingsland conveyancing firm handling our Kingsland conveyancing has discovered a discrepancy between the surveyor’s assumptions in the valuation survey and what is revealed within the legal papers for the property. My solicitor informs me that he needs to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s course or action appropriate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We are looking to buy a property and require a conveyancing solicitor in Kingsland who is on the Co-operative conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Kingsland.
My wife and I buying a 4 bedroom semi-detached house in Kingsland. Our aim is 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 allowed?
Your property lawyer will check the deeds as conveyancing in Kingsland will on occasion identify restrictions in the title documents which prevent certain alterations or necessitated the consent of another owner. Some works call for local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
My husband and I have organised the release of further monies on our home loan from Yorkshire BS as we intend to carry out a loft conversion to our property in Kingsland. Do we need to choose a bricks and mortar Kingsland solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?
Yorkshire BS would not normally instruct firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Kingsland bank branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Kingsland conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their specific requirements. Who do I believe?
Provided that the conveyancing practitioner is on the bank approved list, they must adhere to the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Me and my brother own a renovated Edwardian property in Kingsland. Conveyancing solicitor represented me and Barclays . I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kingsland and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.
In my capacity as executor for the estate of my father I am selling a residence in Neath but live in Kingsland. My conveyancer (based 260 miles awayrequires that I execute a statutory declaration ahead of completion. Can you recommend a conveyancing lawyer in Kingsland who can witness this legal document for me?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Kingsland based
I would like to rent out my leasehold flat in Kingsland. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Some leases for properties in Kingsland do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I own a two-bedroom flat in Kingsland. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?
if there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the LVT to determine the premium.
An example of a Lease Extension case for a Kingsland property is 5C Stoke Newington Road in April 2010. the Tribunal therefore concludes that the premium to be paid for the extended lease is £700.00 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 80.5 years.