It has come to my attention via my financial adviser that my St Paul's Cray lawyer is not on the bank Solicitor panel. What can I do to be sure that this is correct?
The sensible course of action for you to take is to call your St Paul's Cray lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
My partner and I are planning on selling our property in St Paul's Cray and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street St Paul's Cray lawyer would know this is not the case. It does beg the question why the purchasers are using a factory type conveyancing firm rather than a conveyancing solicitor in St Paul's Cray. We have lived in St Paul's Cray for 4 years we know of no issue. Do we contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? 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 health insurance to cover that same sickness)
I have been on the look out for a flat up to £305k and found one near me in St Paul's Cray I like with a park and transport links in the vicinity, however it only has 49 remaining years left on the lease. I can't really find anything else in St Paul's Cray in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage that many years will be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
How can the Landlord & Tenant Act 1954 impact my business property in St Paul's Cray and how can your lawyers assist?
The 1954 Act gives protection to business lessees, granting the a statutory right to apply to court for a new tenancy and remain in occupation at the end of an expired lease. 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. St Paul's Cray is one of the hundreds of locations in which the firms we work with are based
My cousin has suggested that I use his conveyancing solicitors in St Paul's Cray. Should I use them?
Much as we are happy to recommend a St Paul's Cray conveyancing lawyer the best way to select a conveyancing practitioner is to have guidance from friends or relatives who have actually used the solicitor you're considering.
My wife and I purchased a leasehold flat in St Paul's Cray. Conveyancing and The Royal Bank of Scotland mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in St Paul's Cray who acted for me is not around. Any advice?
First make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a St Paul's Cray conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a garden flat in St Paul's Cray. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
Absolutely. We can put you in touch with a St Paul's Cray conveyancing firm who can help.
An example of a Lease Extension case for a St Paul's Cray premises 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 related to 1 flat. The unexpired term as at the valuation date was 50.57 years.