Please explain the implications if my lawyer’s firm is suspended from the Barclays Conveyancing panel ahead of completing my conveyancing in South Woodford?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
What will a local search reveal about the property my wife and I buying in South Woodford?
South Woodford conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company such as Searchflow The local search is essential in every South Woodford conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
Are there restrictive covenants that are commonly identified as part of conveyancing in South Woodford?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in South Woodford. 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…’
I opted to have a survey carried out on a property in South Woodford ahead of instructing solicitors. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some lenders will refuse to issue a loan on a flying freehold property.
It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. If you contact us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in South Woodford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in South Woodford to see if the conveyancing will be more expensive.
I am hoping to exchange soon on a studio apartment in South Woodford. Conveyancing lawyers assured me that they are sending me a report next week. What should I be looking out for?
The report on title for your leasehold conveyancing in South Woodford should include some of the following:
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Where does the liability rest to repair and maintain the block. It is essential that you know which party is liable for the repair and maintenance of all parts of the block and estate Who has the liability for repairing the window frames Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Are pets allowed in the flat?
Having spent years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in South Woodford. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to arrive at the price payable.
An example of a Lease Extension matter before the tribunal for a South Woodford residence is 135 Maybank Road in January 2013. The Tribunal determined that the price to be paid by the tenants for the grant of a new lease is £10,592 This case was in relation to 1 flat. The remaining number of years on the lease was 71.2 years.
A conveyancing company dealt with my conveyancing in South Woodford 8 years past having retained my title documents but has now closed – how do I get hold of these?
Title deeds, as such, are no longer appropriate for the majority of homes in South Woodford are recorded electronically at Land Registry. If you need to prove evidence of proprietorship or are selling or re-mortgaging your conveyancer can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.