We see that you have a post code search directory identifying firms on the Kent Reliance conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Newham?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Newham.
My Solicitor in Newham has never been on on the Godiva Mortgages Ltd Approved Panel. Can I still continue with my family solicitor notwithstanding that they are excluded from the Godiva Mortgages Ltd list of approved lawyers?
The limited options available to you here include:
- Complete the purchase with your existing Newham solicitors but Godiva Mortgages Ltd will need to instruct a lawyer on their list of acceptable firms. This will inevitably rack up the total conveyancing charges and result in frustration.
- Find a new solicitor to act in the conveyancing, remembering to check they are on the Godiva Mortgages Ltd panel
Should commercial conveyancing searches reveal impending roadworks that may affect a commercial estate in Newham?
Many commercial conveyancing solicitors in Newham will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Newham. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Newham.
For every commercial conveyancing transaction in Newham it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Newham commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Newham.
How does conveyancing in Newham differ for newly converted properties?
Most buyers of new build property in Newham approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is constructed. This is because house builders in Newham typically buy the real estate, 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 conveyancers 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 Newham or who has acted in the same development.
What does commercial conveyancing in Newham cover?
Non domestic conveyancing in Newham covers a wide range of advice, offered by regulated solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
I've recently bought a leasehold property in Newham. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a ground floor flat in Newham. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum due for a lease extension?
Most certainly. We can put you in touch with a Newham conveyancing firm who can help.
An example of a Lease Extension decision for a Newham property is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case affected 1 flat. The unexpired term was 69.77 years.