I am assisting my niece sell her house in Southfields. Will the solicitor commission the EPC or it is for me to see to?
After the demise of Home Information Packs, EPC’s became a required part of selling a house. An EPC must be commissioned prior to the property being marketed. It is not as aspect of the sale process that conveyancers normally arrange. If you are using a Southfields conveyancing solicitor they may be able to arrange energy performance certificates due to their relationships with long established Southfields accredited person
Are all Southfields Conveyancing Quality Solicitors on the Coventry BS conveyancing list of approved firms?
A selection of lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
After months of negotiation I have agreed a price on an apartment in Southfields. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £200. Not long after, the lawyer contacted me sheepishly admitting that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Should commercial conveyancing searches reveal impending roadworks that may impact a commercial property in Southfields?
Its becoming the norm that commercial conveyancing solicitors in Southfields will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Southfields. The report provides 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 Southfields.
For every commercial conveyancing transaction in Southfields 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 could result in delays to Southfields commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Southfields.
Me and my brother have a 4 bedroom Victorian property in Southfields. Conveyancing practitioner acted for me and Britannia. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Southfields and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing lawyer who conducted the conveyancing.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Southfields is where the house is located. Can you offer any guidance?
Flying freeholds in Southfields are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Southfields you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Southfields may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How can the Landlord & Tenant Act 1954 impact my commercial offices in Southfields and how can your lawyers assist?
The 1954 Act affords protection to commercial lessees, giving them the legal entitlement to make a request to court for a new lease and continue in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Southfields is one of our many areas of the UK in which the firms we work with are based
I work for a busy estate agency in Southfields where we have experienced a number of leasehold sales put at risk as a result of short leases. I have received contradictory information from local Southfields conveyancing solicitors. Please can you confirm whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Southfields conveyancing firm to act on my behalf?
if there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to assess the amount due.
An example of a Lease Extension decision for a Southfields property is 83 Balvernie Grove in February 2012. The Tribunal assessed the price to be paid by the leaseholder to the freeholder for the lease extension pursuant to section 48 of the Leasehold Reform Housing & Urban Development Act 1993 should be£16,603.00 This case affected 1 flat. The unexpired term as at the valuation date was 69.32 years.