I am buying a newly built apartment in Colney Hatch and my conveyancer is advising me that she is duty bound to the lender to disclose incentives from the developer. I am under pressure to exchange and my preference is not to prolong matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
The Colney Hatch conveyancing solicitors that I appointed last week on my purchase in Colney Hatch have without warning closed. They were on acting for me because I had to have a lawyer on the Kent Reliance conveyancing panel and my previous Colney Hatch lawyer was not. I wrote them a cheque for £250 in advance. What do I do now?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Kent Reliance conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial premises in Colney Hatch?
Many commercial conveyancing solicitors in Colney Hatch will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Colney Hatch. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Colney Hatch.
For each commercial conveyancing transaction in Colney Hatch it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Colney Hatch commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Colney Hatch.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Colney Hatch is the location of the property. Can you offer any assistance?
Flying freeholds in Colney Hatch are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Colney Hatch you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Colney Hatch may decide 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 premises.
In sourcing the web for the phrase cheap conveyancing in Colney Hatch it reveals numerous property lawyersin the area. With so much choice what is the best way to find the right conveyancer for my move?
The preferential method of finding a suitable conveyancer is through a trusted recommendation, so ask colleagues and family who have purchased a property in Colney Hatch or the reputable estate agent or financial adviser. Fees for conveyancing in Colney Hatch vary, so it's a good idea to request at least three fee calculations from varying types of property lawyers. Be sure to seek confirmation what costs in the quote includes.
I am intending to sublet my leasehold apartment in Colney Hatch. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
Your lease dictates the relationship between the freeholder and you the flat owner; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Colney Hatch do not prevent strict prohibition on subletting – such a provision would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Colney Hatch conveyancing firm to help?
if there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to arrive at the sum to be paid.
An example of a Lease Extension decision for a Colney Hatch property is 90 & 96 Poplar Grove in June 2013. It was held by the Tribunal that the premium to be paid for the new lease in respect of each of the flats referred should be £17,942 This case was in relation to 2 flats. The unexpired term was 68 years.