It is is a decade since I purchased my property in Balham. Conveyancing lawyers have just been appointed on the sale but I can't find my title deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a possibility that the deeds will be with your lender or they may be in the possession of the lawyers who oversaw your purchase. Secondly in all probability 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 procuring current official copies of the land registers. Most conveyancing in Balham involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
What can a local search reveal about the house we're purchasing in Balham?
Balham conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Searches UK The local search is essential in every Balham conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (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 subject areas.
Just had an offer accepted on a new build apartment in Balham. Conveyancing is necessary evil 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 conveyancing.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Balham
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
My husband and I are first time buyers - agreed a price, but the estate agent has warned us that the seller will only go ahead if we use their preferred conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in Balham
We suspect that the seller is unaware of this ultimatum. Should the owner want ‘a quick sale', alienating a serious buyer is is going to put the whole deal at risk. Contact the vendors directly and make the point that (a)you are motivated buyers (b)you are ready to go, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you will continue to appoint your preferred Balham conveyancing solicitors - as opposed tothe ones that will give their negotiator at the agency a introducer fee or meet his conveyancing figures pre-set by senior management.
I am the registered owner of a garden flat in Balham. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
Where there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to calculate the price payable.
An example of a Lease Extension decision for a Balham property is First Floor Flat 152a Ramsden Road in June 2009. The net result of the tribunals calculation produced a premium payable of £23,975. This case was in relation to 1 flat. The unexpired residue of the current lease was 56.67 years.
What are the common deficiencies that you encounter in leases for Balham properties?
There is nothing unique about leasehold conveyancing in Balham. All leases are unique and drafting errors can sometimes mean that certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:
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Maintenance charge proportions which don’t add up to the correct percentage
You may have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Barnsley Building Society, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to withdraw.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.