My grandson is in the process of securing a new build apartment in Blackheath with a mortgage from Co-operative. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Co-operative conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
How does conveyancing in Blackheath differ for newly converted properties?
Most buyers of new build premises in Blackheath come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is constructed. This is because house builders in Blackheath typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Blackheath or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. Blackheath is the location of the property. What do you suggest?
Flying freeholds in Blackheath are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blackheath you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackheath 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.
My company is hoping to take over a lease of an office on the high street. Can you recommend solicitors offering fixed fees for non-domestic conveyancing in Blackheath for below £2000?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Blackheath, including the disposal and acquisition of businesses as well as simply property. If you are intending to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right firm. As for the fees this will depend on the structure and heads of terms of the proposed transaction. Let us have your contact information or email so as to enable us to provide you with comprehensive commercial conveyancing quote.
I've found a house that appears to be perfect, at a reasonable figure which is making it more attractive. I have subsequently discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Blackheath. Conveyancing solicitors have are soon to be appointed. Will they explain the issues?
The majority of houses in Blackheath are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Blackheath so you should seriously consider looking for a Blackheath conveyancing practitioner and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’sconsent to carry out alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your conveyancer will appraise you on the various issues.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Blackheath conveyancing firm to represent me?
if there is a missing freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to calculate the sum to be paid.
An example of a Lease Extension case for a Blackheath residence 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 residue of the current lease was 72 years.
There are numerous houses in Blackheath on unadopted lanes. We are purchasing such a house. What are the advantages and disadvantages of purchasing a property on a privately owned road?
Blackheath conveyancing solicitors are familiar with conveyancing houseson private. Your conveyancer should investigate title to find any rights or responsibilities. In many cases there is a management company (wholly owned by residents) that proprietors pay into for the upkeep of the road. If there is one, the road will likely be maintained and appear better than council maintained.