Can I use your services to recommend a Conveyancing solicitor in Coombe even if I’m not buying or disposing of a house, for example where I wish to buy a shop in Coombe with a loan from TSB?
Our comparison service is predominantly there to help choose residential conveyancing solicitors in Coombe but we have recorded at the end of this page a selection of Coombe commercial conveyancing firms. You will need to enquire with the company directly to check if they can also act for TSB
My relative advised me that if I am buying in Coombe I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Coombe conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Coombe around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information about Coombe.
Are there restrictive covenants that are commonly picked up during conveyancing in Coombe?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Coombe. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been on the look out for a flat up to £245,000 and found one close by in Coombe I like with open areas and station nearby, however it's only got 51 remaining years left on the lease. I can't really find anything else in Coombe in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage the shortness of the lease may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
Do you have any advice for leasehold conveyancing in Coombe from the point of view of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Coombe can be reduced where you get in touch lawyers the minute your agents start marketing the property and request that they start to collate the leasehold documentation which will be required by the buyers’ conveyancers. Some Coombe leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you have carried out any alterations to the residence would they have required Landlord’s approval? Have you, for example installed wooden flooring? Coombe leases often stipulate that internal structural changes or installing wooden flooring require a licence from the Landlord approving such alterations. If you fail to have the paperwork to hand do not contact the landlord without contacting your solicitor in advance. If there is a history of conflict with your landlord or managing agents it is essential that these are settled prior to the flat being marketed. The buyers and their solicitors will be warry about purchasing a flat where a dispute is ongoing. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over rather than ongoing.
I have had difficulty in seeking a lease extension in Coombe. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to determine the price payable.
An example of a Lease Extension matter before the tribunal for a Coombe premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.
My husband and I are purchasing a four bedroom flatin Coombe with a mortgage from a lender. We would like to retain our lawyer in Coombe however our mortgage company says he's not on their "panel". Apparently we need to choose from the our mortgage company panel solicitors or stay with our Coombe solicitor and incur the extra fees for one of their panel ones to represent our mortgage company. We feel as though this is unjust; Can we not simply insist that our lender use our Coombe lawyer?
No, not really. The mortgage company home loan issued is subject to its terms and conditions, one of which will be that lawyers will on the lender's conveyancing panel. in the past, most banks had open panels, including most conveyancing solicitors in Coombe : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your lender.