Would the conveyancing lawyers to be found on your site carry out auction conveyancing in Raynes Park?
There are a few niche practitioners we can connect you with those specialising in auction conveyancing. Raynes Park is just one of our locations where our lawyers cover.
Is there a list of Bank of Ireland panel conveyancers in Raynes Park on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association sites. A small selection of lenders make their panel listings available over the internet. Where you are seeking to appoint a Raynes Park solicitor on the Bank of Ireland please make the most of our tool.
We previously appointed conveyancing lawyers based in Raynes Park on the Kent Reliance solicitor approved list. They are now charging me an additional charge for the legal aspects of the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. The charge is not set by Kent Reliance but by your Raynes Park property lawyer. Some firms on the Kent Reliance panel will charge an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
I am expecting a OIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Raynes Park solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Raynes Park solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
Are there restrictive covenants that are commonly picked up during conveyancing in Raynes Park?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Raynes Park. 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…’
Just had an offer accepted on a new build apartment in Raynes 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 may expect your new-build leasehold conveyancing in Raynes Park
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Please confirm the Lease plans are surveyor prepared. 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. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
Frank (my husband) and I may need to let out our Raynes Park ground floor flat temporarily due to a career opportunity. We instructed a Raynes Park conveyancing firm in 2001 but they have closed and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?
The lease governs relations between the landlord and you the flat owner; in particular, it will indicate if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Raynes Park do not contain an absolute prevention of subletting – such a provision would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Raynes Park conveyancing firm to help?
if there is a missing landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to calculate the price.
An example of a Lease Extension matter before the tribunal for a Raynes Park residence is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case was in relation to 1 flat. The unexpired term as at the valuation date was 60.43 years.
Living abroad I am unable to visit my Raynes Park conveyancing lawyers office to execute documents for conveyancing in Raynes Park – is this a problem?
No. Raynes Park conveyancing solicitors can conduct home moves for clients nationwide. It is not necessary for you to be able to meet your lawyer in the flesh at a Raynes Park conveyancers office. They can undertake all communications via post, email, telephone and fax.