It is a dozen years since I acquired my house in Woodford. Conveyancing solicitors have now been instructed on the sale but I am unable to locate my title documents. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be with the mortgage company or they may stored with the lawyers who oversaw the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Woodford involves registered property but in the unlikely event that your home is unregistered it is more problematic but is resolvable.
I had intended to instruct a conveyancing solicitor in Woodford for our house move. Our broker has since advised us that our mortgage lenders National Westminster Bank won't deal with them. Surely this is unduly restrictive?
Pre- 2008 most lenders had an appetite for risk which was higher than today. Almost all Woodford conveyancing firms would have been on most lender panels. The financial services regulator in 2010 carried out a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms about their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum number of conveyancing. Many Woodford conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Woodford is one of the many areas where the lawyers showing on our search results are on the panel for National Westminster Bank.
Will commercial conveyancing searches reveal impending roadworks that may affect a commercial premises in Woodford?
Many commercial conveyancing solicitors in Woodford will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Woodford. The search result 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 Woodford.
For each commercial conveyancing transaction in Woodford 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 Woodford commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Woodford.
I am buying a new build flat in Woodford. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Woodford
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Please confirm the Lease plans are surveyor prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I opted to have a survey completed on a house in Woodford ahead of instructing conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some banks will not give a loan on a flying freehold property.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Woodford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Woodford to see if the conveyancing will be more expensive.
I want to rent out my leasehold flat in Woodford. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
A small minority of properties in Woodford do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I own a garden flat in Woodford. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?
You certainly can. We are happy to put you in touch with a Woodford conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Woodford premises is 201 & 201a St. Barnabas Road in October 2013. The Tribunal decided that the price to be paid by the Applicants for the freehold interest is £20,071. This case was in relation to 2 flats. The unexpired term was 69.26 years.