We are due to exchange on the purchase of a house in Pratt's Bottom but as a consequence of wreckage from a small fire at the property I have managed to agree reparation from the current proprietors of £3k by way of a reduction in the price. This was going to be addressed as part of amending the contract yet UBS will not permit this. Why were they involved?
Your lawyer that is on the UBS approved list is required to disclose to UBS of any variations to the purchase price. If you were to refuse your lawyer to notify the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new solicitor for your conveyancing in Pratt's Bottom.
I am helping my mother sell her house in Pratt's Bottom. Does the solicitor arrange the energy assessment or should I organise this?
After the demise of Home Information Packs, energy assessments was retained a required element of moving house. An EPC must be to hand before the property is marketed. It is not a task that conveyancers normally organise. If you are instructing a Pratt's Bottom conveyancing lawyer they might be able to arrange energy performance certificates given their relationships with long established Pratt's Bottom providers
My uncle pointed out to me me that in buying a property in Pratt's Bottom there could be various restrictions preventing external alterations to a property. Is this right?
We are aware of anumerous of properties in Pratt's Bottom which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Pratt's Bottom should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had selected conveyancing lawyers with offices in Pratt's Bottom on the Bank of Ireland solicitor approved list. They are now charging me a supplemental charge for the legal aspects of the Bank of Ireland mortgage. Is this a supplemental conveyancing fee set by Bank of Ireland?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner can charge a fee for this. The charge is not set by Bank of Ireland but by your Pratt's Bottom solicitor. Some firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee but some firms include it on their overall fee.
Do commercial conveyancing searches disclose planned roadworks that could impact a commercial property in Pratt's Bottom?
Its becoming the norm that commercial conveyancing solicitors in Pratt's Bottom will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Pratt's Bottom. The report provides definitive information 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 Pratt's Bottom.
For each commercial conveyancing transaction in Pratt's Bottom 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 cause delays to Pratt's Bottom commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Pratt's Bottom.
The estate agent has sent us the confirmation of our purchase of a new build flat in Pratt's Bottom. 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 conveyancing.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Pratt's Bottom
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There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision.
My partner has urged me to instruct his conveyancing solicitors in Pratt's Bottom. Should I find my own conveyancer?
There are no two ways about it the best way to choose a conveyancing practitioner is to get recommendations from friends or relatives who have experience in using the solicitor you're contemplating using.
Do you have any top tips for leasehold conveyancing in Pratt's Bottom from the perspective of expediting the sale process?
- Much of the delay in leasehold conveyancing in Pratt's Bottom can be reduced if you appoint lawyers as soon as your agents start marketing the property and ask them to put together the leasehold information needed by the purchasers’ conveyancers. If there is a history of conflict with your landlord or managing agents it is very important that these are settled prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to reveal the dispute as over rather than unresolved. Many landlords or managing agents in Pratt's Bottom charge for providing management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Pratt's Bottom. If you hold a share in a the freehold, you should make sure that you hold the original share certificate. Obtaining a new share certificate can be a lengthy process and frustrates many a Pratt's Bottom home move. If a reissued share certificate is needed, you should approach the company officers or managing agents (if applicable) for this sooner rather than later. Some Pratt's Bottom leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.
I inherited a garden flat in Pratt's Bottom. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
in cases where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the premium.
An example of a Lease Extension decision for a Pratt's Bottom residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired residue of the current lease was 50.57 years.