My brother-in-law has suggested I instruct a conveyancing solicitor in Enfield Town. I need to find out whether they are accepted on the Lloyds TSB Bank approved list of lawyers. Can you assist?
The first thing to do is phone your lawyer and ask them whether they can act for the bank. Alternatively you should call Lloyds TSB Bank who may be able to assist.
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Enfield Town. Do I collect the keys to the premises on the completion date from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Enfield Town?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the seller's solicitors, and shortly after the monies have arrived, you will be called to collect the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
We are purchasing a detached bungalow in Enfield Town. We would like to convert the garage to a playroom at the property.Will legal due diligence on the property include enquiries to ascertain if these alterations were previously refused?
Your conveyancer will check the deeds as conveyancing in Enfield Town will sometimes reveal restrictions in the title documents which prevent categories of alterations or require the permission of another owner. Some additions require local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
is it true that all Enfield Town solicitors on the Clydesdale conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Clydesdale conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
A colleague suggested that where I am buying in Enfield Town I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Enfield Town conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Enfield Town 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 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 data concerning Enfield Town.
I decided to have a survey carried out on a house in Enfield Town prior to retaining conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some lenders will not grant a loan on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. If you contact us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Enfield Town. Conveyancing will be smoother if you use a solicitor in Enfield Town especially if they are accustomed to such properties in Enfield Town.
How difficult is it to transfer to a new firm as I have to choose one who is on the Bank of Ireland conveyancing list. I had appointed a high street conveyancing solicitor in Enfield Town round the corner but he is not approved by Bank of Ireland
We will our best to assist in finding you a conveyancing solicitor in Enfield Town on the Bank of Ireland panel. Please note that the solicitors that we on the directory do not pay us a referral fee if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Enfield Town. In making use of search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Enfield Town.
Do you have any advice for leasehold conveyancing in Enfield Town from the point of view of expediting the sale process?
- Much of the delay in leasehold conveyancing in Enfield Town can be bypassed where you get in touch lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation which will be required by the purchasers’ conveyancers. You may think that you are aware of the number of years left on your lease but it would be advisable verify this by asking your lawyers. A purchaser's lawyer will be unlikely to recommend their client to where the remaining number of years is under 75 years. In the circumstances it is essential at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Enfield Town leases often stipulate that internal structural changes or addition of wooden flooring require a licence from the Landlord acquiescing to such works. Where you fail to have the approvals to hand do not communicate with the landlord without contacting your solicitor first. Many freeholders or Management Companies in Enfield Town levy fees for providing management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Enfield Town.
After months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Enfield Town. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to calculate the premium.
An example of a Lease Extension decision for a Enfield Town property is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case affected 1 flat. The unexpired term was 81.79 years.