It is is a decade since I acquired my property in Upper Norwood. Conveyancing solicitors have just been instructed on the sale but I can't locate my deeds. Is this a problem?
Don’t worry too much. Firstly there is a possibility that the deeds will be with your lender or they may stored with the conveyancers who handled your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Upper Norwood involves registered property but in the unlikely event that your property is unregistered it is more problematic but is not insurmountable.
What does a local search reveal about the property we're purchasing in Upper Norwood?
Upper Norwood conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company such as Searchflow The local search is essential in every Upper Norwood conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications applicable to the property (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.
How easy is it to use the search app to choose a conveyancing practitioner in Upper Norwood on the authorised to act for my bank?
First select a bank such as Santander, The Royal Bank of Scotland or Platform Home Loans Ltd then specify your preferred area for example Upper Norwood. Conveyancing practices in Upper Norwood and further afield should be shown.
My cousin has encouraged me to instruct his conveyancers in Upper Norwood. Do I take his advice?
Much as we are happy to recommend a Upper Norwood conveyancing lawyer the best way to choose a conveyancing solicitor is to get recommendations from friends or family who have actually previously instructed the firm you're contemplating using.
I am a negotiator for a long established estate agent office in Upper Norwood where we have experienced a few leasehold sales jeopardised due to short leases. I have received inconsistent advice from local Upper Norwood conveyancing solicitors. Can you shed some light as to whether the seller of a flat can start the lease extension process 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 start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder 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 own a ground floor flat in Upper Norwood. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
in cases where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the LVT to make a decision on the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Upper Norwood flat is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case related to 1 flat. The unexpired lease term was 26.38 years.
Do online conveyancing companies cover everything a high street Upper Norwood solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Upper Norwood?
Where you choose an online conveyancer they will undertake all the tasks your Upper Norwood solicitor would cover.