My previous conveyancer has given a fee estimate £1150 for no sale no fee conveyancing in Albany Park. I’m selling a purpose built property for £250,000. Is this expensive? Is it in excess of what I should be paying for conveyancing in Albany Park?
The charges are a bit high. Where you are happy to spend time comparing fee on a like for like basis you might reduce the fees marginally by say £125. That being said, you maylive to rue choosing an a cheaper solicitor. If is important to ensure that the solicitor can represent your mortgage company. Do make use of our comparison tool to select a Albany Park conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Albany Park.
Can your site be used to find a Conveyancing solicitor in Albany Park even if I’m not buying or selling a house, for example if I wish to acquire an office in Albany Park with a mortgage from Aldermore?
The service is mainly there to find residential conveyancing solicitors in Albany Park but we have set out towards the end of this page a selection of Albany Park commercial conveyancing firms. You will need to make contact with the company directly to see if they are also authorised to represent Aldermore
We are getting a further advance on our home loan from Santander as we want to conduct alterations to our home in Albany Park. Are we obliged to appoint a high street Albany Park solicitor on the Santander conveyancing panel to handle the legals?
Santander do not ordinarily instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.
We were going to get a OIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Albany Park solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Albany Park solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
The mortgage over my property is with UBS for my property in Albany Park. Conveyancing was finalised some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
UBS must be informed of your intention in advance of renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel solicitor.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Albany Park is where the house is located. Can you offer any opinion?
Flying freeholds in Albany Park are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Albany Park you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Albany Park may determine 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 property.
In what way can the Landlord & Tenant Act 1954 affect my business premises in Albany Park and how can your lawyers assist?
The particular law that you refer to gives a safeguard to business leaseholders, granting the legal entitlement to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Albany Park is one of our hundreds of areas of the UK in which the firms we work with have offices
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Albany Park conveyancing firm to represent me?
Most certainly. We can put you in touch with a Albany Park conveyancing firm who can help.
An example of a Vesting Order and Purchase of freehold decision for a Albany Park flat is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case was in relation to 2 flats. The unexpired term as at the valuation date was 80.01 years.
Are there common problems that you encounter in leases for Albany Park properties?
Leasehold conveyancing in Albany Park is not unique. Most leases are individual and legal mistakes in the legal wording can result in certain clauses are wrong. The following missing provisions could result in a defective lease:
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A duty to insure the building
You will have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Leeds Building Society, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to withdraw.