Can your site be used to recommend a Conveyancing solicitor in Dalston even if I’m not buying or disposing of a house, for instance where I wish to buy a shop in Dalston with a mortgage from Clydesdale?
The service is primarily utilised to locate residential conveyancing solicitors in Dalston but we have listed at the bottom of this page some Dalston commercial conveyancing firms. You will need to enquire with the solicitors directly to check if they are also authorised to represent Clydesdale
It has been three months since my purchase conveyancing in Dalston concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build apartment in Dalston. Conveyancing is daunting 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 legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Dalston
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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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Due to the input of my in-laws I had a survey completed on a house in Dalston prior to instructing lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some banks will not grant a loan on a flying freehold house.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Dalston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dalston to see if the conveyancing costs will increase in light of this.
I have had difficulty in negotiating a lease extension in Dalston. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We are happy to put you in touch with a Dalston conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Dalston property is 150 Amhurst Road in December 2013. The tribunal concluded that the premium to be paid by the applicant for the enfranchisement of the subject property was £43,500. This case affected 4 flats. The unexpired term as at the valuation date was 90 (or thereabouts).
Are there common deficiencies that you see in leases for Dalston properties?
There is nothing unique about leasehold conveyancing in Dalston. Most leases are individual and drafting errors can result in certain clauses are erroneous. The following missing provisions could result in a defective lease:
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A provision to repair to or maintain parts of the premises Clauses dealing with recovering service charges for expenditure on the building or common parts.
You will have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Barnsley Building Society, and Clydesdale all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to withdraw.
Should one as executor remove a deceased person's name from the title register for a house in Dalston?
If a Dalston property is jointly owned and one of the proprietors passes away, their name will not automatically be removed from the Land Registry title. It is not necessary to remove their name as in the event of a disposal your conveyancer would simply be asked to evidence as to the reason the other owner is missing from the contract, such as the probate documents.
With a view to making things smoother in the future you may arrange to have the deceased name erased from the title by submitting an application to HM Land Registry with evidence of the death. There is no land registry fee payable.