Will our solicitor be asking questions regarding flooding during the conveyancing in Yiewsley.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Yiewsley. Some people will acquire a property in Yiewsley, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, but there are a numerous checks that can be carried out by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Yiewsley. The conventional set of information sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the vendor, then a purchaser may issue a claim for damages stemming from an incorrect reply. A buyer’s conveyancers will also carry out an environmental report. This should indicate if there is any known flood risk. If so, further inquiries should be initiated.
I have a renovated Edwardian house in Yiewsley. Conveyancing solicitor represented me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Yiewsley and other locations in the country and poses no real issues for owners other than when they buy 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 solicitor who conducted the work.
I am looking for a ground for flat up to £195,000 and found one near me in Yiewsley I like with a park and transport links in the vicinity, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Yiewsley suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
My husband and I are a fortnight into a leasehold purchase having been directed to a firm by the estate agent to perform conveyancing in Yiewsley. I am not happy. Could you you assist me in finding new lawyers?
A solicitor would have to be very bad in order to consider replacing them. Has your mortgage offer been issued? If so you will need to make them aware of the new lawyer and get the loan are issued to the new lawyers. The solicitor ideally needs to be on the banks panel to avoid supplemental charges and complications. So that should be your first question of the new solicitors. The find a solicitor tool should help you find a bank approved conveyancer for your home move in Yiewsley
I am hoping to put an offer on a small detached house that appears to be perfect, at a reasonable price which is making it more attractive. I have just found out that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Yiewsley. Conveyancing lawyers have not yet been instructed. Will they explain the issues?
The majority of houses in Yiewsley are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Yiewsley in which case you should be looking for a Yiewsley conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’sconsent to conduct changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your solicitor will report to you on the legal implications.
Following years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Yiewsley. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to decide the amount due.
An example of a Freehold Enfranchisement decision for a Yiewsley flat is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The unexpired residue of the current lease was 69 years.
My 20yr old son is about to join the property ladder, the home loan was agreed last week in principle. After the offer was accepted on house we telephoned the mortgage company to move forward with his. I was disappointed to hear that mortgage companies do not accept all lawyer, they must be on their panel, is this right?
Lenders normally imposes restrictions either the type or the number of conveyancing solicitors on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Yiewsley property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.