We see that you have a post code search directory identifying law firms on the Skipton conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Blackheath?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Blackheath.
Will our solicitor be asking questions concerning flooding as part of the conveyancing in Blackheath.
Flooding is a growing risk for lawyers conducting conveyancing in Blackheath. There are those who purchase a house in Blackheath, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, however there are a various searches that can be carried out by the purchaser or by their conveyancers which can figure out the risks in Blackheath. The standard information sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the owner to find out if the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the owner, then a buyer could commence a legal claim for losses as a result of such an inaccurate response. The buyer’s lawyers should also order an enviro search. This will reveal whether there is a recorded flood risk. If so, additional inquiries will need to be made.
The estate agent has sent us the confirmation of our purchase of a new build flat in Blackheath. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Blackheath
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Due to the input of my in-laws I had a survey completed on a house in Blackheath before retaining conveyancers. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some banks tend refuse to give a loan on this type of premises.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you e-mail us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Blackheath. Conveyancing may be slightly more expensive based on your lender's requirements.
I've recently bought a leasehold property in Blackheath. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have given up trying to purchase the freehold in Blackheath. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We can put you in touch with a Blackheath conveyancing firm who can help.
An example of a Lease Extension case for a Blackheath property is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case affected 2 flats. The unexpired term as at the valuation date was 72 years.
I am purchasing a garden apartment in Blackheath. Conveyancing solicitor has been awaiting, from the owner, building insurance schedule. I was told today I was informed that the owner needs to send the insurance paperwork for the flat above in addition. Why would my conveyancer need to see the insurance for the flat above? Is it really necessary? We have been stalled for the previous month…
It is not unheard of in leasehold conveyancing in Blackheath to discover Conveyancing in Blackheath in a minority of cases reveals that the lease provides for the tenant's to insure their individual flats rather than the freeholder insuring the whole block - which is clearly better. You should double check with your lawyer but it would seem that your solicitor is looking to establish that the complete building is insured. Insuring your apartment is no help when it comes to rebuilding after a fire if the 1st floor cannot be reinstated due to lack of insurance.
