I was informed today by my lender that my Emerson Park property lawyer is not on the mortgage company Solicitor panel. What can I do to be certain that this is indeed the case?
The sensible course of action for you to take is to contact your Emerson Park conveyancer. You lawyer should advise you of the situation. If they are not on the panel they may recommend you to a Emerson Park conveyancing practice that is on the approved list of lawyers for your mortgage company.
Are the BSA intent on creating a online directory to list solicitors on the Melton Mowbray Building Society conveyancing panel for example in Emerson Park?
We would not expect to be advised of any plans on the part of the BSA to promote such a register.
A relative advised me that where I am purchasing in Emerson Park I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Emerson Park conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Emerson Park around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Emerson Park Education with plans and statistics, Local Amenities and other useful information regarding Emerson Park.
The deeds to my house are lost. The solicitors who did the conveyancing in Emerson Park 4 years ago are no longer around. Will I be able to sell the house?
As long as the title is registered the information relating to your ownership will be evidenced by HMLR with a Title Number. It is possible to execute a search at the Land Registry, identify your property and secure current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I need to appoint a conveyancing solicitor for remortgage conveyancing in Emerson Park. I've discover a site which appears to be the ideal solution If it is possible to get all this stuff completed via email that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am employed by a reputable estate agency in Emerson Park where we have experienced a few flat sales derailed as a result of short leases. I have received inconsistent advice from local Emerson Park conveyancing solicitors. Please can you clarify whether the seller of a flat can commence the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the proprietor of a ground flat in Emerson Park. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for the purchase of the freehold?
in cases where there is a missing landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to assess the price.
An example of a Lease Extension matter before the tribunal for a Emerson Park premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The remaining number of years on the lease was 57.5 years.