As a novice what is the most important piece of guidance you can impart about purchase conveyancing in South Tottenham?
Not many law firms or advisers will tell you this but conveyancing in South Tottenham and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of opportunity for conflict between you and other parties involved in the transaction. For example, the vendor, selling agent and even potentially the lender. Appointing a law firm for your conveyancing in South Tottenham should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose interest is to protect your best interests and to keep you safe.
On occasion a potential adversary may try and sway you that you should follow their advice. For example, the selling agent may claim to be assisting by suggesting your conveyancer is dragging his heels. Or your mortgage broker may try to convince you to do take action that is against your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
We are buying a house in South Tottenham. It might be a silly question but how we can trust a conveyancer? On completion day we have to send our life savings into their account. What is the protection we have from them run away with our monies?
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.
Two weeks ago we had a mortgage agreed in principle with Nottingham. South Tottenham conveyancing solicitors are instructed. How long does it take for Nottingham to forward the offer to the property lawyer?
There is no definitive answer here. Have Nottingham completed the survey? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being difficult. The South Tottenham solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are selling our house in South Tottenham and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street South Tottenham conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a national conveyancing practice rather than a conveyancing solicitor in South Tottenham. Having lived in South Tottenham for 4 years we know of no issue. Should we contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I am buying a new build apartment in South Tottenham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in South Tottenham
-
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
My cousin has encouraged me to appoint his lawyers for conveyancing in South Tottenham. Should I choose my own property lawyer?
There are no two ways about it the best way to find a conveyancing lawyer is to get recommendations from friends or family who have actually experience in using the solicitor you're are thinking of instructing.
Having spent months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in South Tottenham. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to calculate the premium.
An example of a Freehold Enfranchisement case for a South Tottenham premises is 22 Wakefield Road in January 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 9th May 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,400 This case affected 2 flats. The unexpired lease term was 74.13 years.
What are the common problems that you see in leases for South Tottenham properties?
There is nothing unique about leasehold conveyancing in South Tottenham. Most leases are drafted differently and drafting errors can sometimes mean that certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:
-
Service charge per centages that don't add up correctly leaving a shortfall
You may encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Leeds Building Society, and Britannia all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to pull out.