My Camden Town conveyancer has uncovered an inconsistency between the surveyor’s assumptions in the home valuation survey and what is revealed within the conveyancing documents. My lawyer informs me that he is obliged to ensure that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s approach legitimate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
When does exchange of contracts occur in residential conveyancing in Camden Town and do I need to attend the solicitors office?
If you are near to one of the conveyancing solicitors in Camden Town you are welcome to come in to sign contracts. That being said, the lender approved solicitors we recommend provide a countrywide conveyancing service and give just as comprehensive and professional a job for you when dealing with you digitally. The signing of the contract is not the point of no return. Signing on the dotted line is just a prerequisite for the conveyancer to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Camden Town)to be in the office available at the end of the phone to exchange contracts.
Will our solicitor be raising questions concerning flooding as part of the conveyancing in Camden Town.
Flooding is a growing risk for solicitors dealing with homes in Camden Town. Plenty of people will acquire a property in Camden Town, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, however there are a various searches that may be carried out by the purchaser or on a buyer’s behalf which should figure out the risks in Camden Town. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to determine if the property has ever been flooded. If flooding has previously occurred and is not notified by the owner, then a buyer could issue a compensation claim as a result of such an inaccurate answer. The purchaser’s conveyancers may also carry out an environmental search. This will indicate if there is a recorded flood risk. If so, additional investigations should be made.
I purchased a renovated Edwardian property in Camden Town. Conveyancing practitioner represented me and Virgin Money. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Camden Town and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing lawyer who conducted the work.
I only have 62 years unexpired on my lease in Camden Town. I need to get lease extension but my freeholder is missing. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to locate the freeholder. In some cases a specialist may be useful to carry out a search and prepare a report which can be used as evidence that the freeholder can not be located. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s disappearance and the application to the County Court overseeing Camden Town.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Camden Town conveyancing firm to help?
Most certainly. We are happy to put you in touch with a Camden Town conveyancing firm who can help.
An example of a Lease Extension decision for a Camden Town flat is Flat 120, Clare Court Judd Street in August 2013. the Tribunal held that the premium to be paid for the extension of the lease should be £64,650 This case related to 1 flat. The unexpired lease term was 62.79 years.
What is the reason for new build conveyancing in Camden Town being more expensive?
Conveyancing in Camden Town for newly converted or new build properties often involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further investigations and contractual considerations.