We hope to to purchase with Norwich and Peterborough Building Society. We have called around locally yet am unable to find a Bow conveyancing firm on the Norwich and Peterborough Building Society approved list. Can you assist?
Please do take advantage of the search tool on this web page. Pick the lender and type Bow or your location and you will see numerous conveyancers offices in Bow or nearest you.
My wife and I buying a 3 bedroom semi in Bow. The intention is to carry out a loft conversion at the property.Will the conveyancing process include investigations to determine if these alterations were previously refused?
Your solicitor will check the deeds as conveyancing in Bow can sometimes identify restrictions in the title deeds which restrict certain changes or need the consent of a 3rd party. Certain extensions need local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.
When it comes to lenders such as UBS, do Bow property lawyers face a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I am selling my house. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being problematic. The Bow solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What can a local search inform me about the property my wife and I buying in Bow?
Bow conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for instance Searchflow The local search plays a central role in most Bow conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search should reveal data on, amongst other things, details on planning applications applicable 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 topic sections.
Just had an offer accepted on a new build apartment in Bow. 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 is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Bow
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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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I decided to have a survey carried out on a house in Bow in advance of appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some banks may not grant a loan on a flying freehold house.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bow. Conveyancing will be smoother if you use a solicitor in Bow especially if they regularly deal with such properties in Bow.
I wish to let out my leasehold flat in Bow. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Notwithstanding that your previous Bow conveyancing lawyer is not around you can review your lease to see if you are permitted to let out the property. The rule is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you must obtain permission from your landlord or other appropriate person prior to subletting. This means that you cannot sublet in the absence of first obtaining permission. Such consent is not allowed to be unreasonably turned down. If the lease prohibits you from letting out the property you should ask your landlord for their consent.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Bow conveyancing firm to represent me?
Where there is a absentee landlord 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 LVT to determine the sum to be paid.
An example of a Freehold Enfranchisement case for a Bow premises is 26 Rhondda Grove in June 2009. The net price payable by the leaseholders as determined by the Tribunal was £3,015.13. This comprised £11,300 premium for the reversion less £8,284.87 costs as ordered by the County Court.