Do the conveyancing solicitors that are recommend carry out auction conveyancing in Grove Park?
We know of a number of niche solicitors we can put you in touch with those specialising in auction conveyancing. Grove Park is just one of hundreds of locations where our lawyers have offices.
I am assisting my niece sell her flat in Grove Park. Does the conveyancer order the energy assessment or should I organise this?
Following the abolition of HIPs, energy performance certificates remained a mandatory element of moving property. An energy assessment must be commissioned prior to the property being advertised. It is not as aspect of the sale process that solicitors normally arrange. Where you are instructing a Grove Park conveyancing practitioner they might be able to arrange energy performance certificates due to their relationships with reputable local assessors
I just acquired a property at auction in Grove Park. Conveyancing is necessary. What are my next steps?
Now that you are legally committed yourself to purchase you now have to choose a conveyancing lawyer quickly as you are facing a pending deadline in which to complete the property. An auction property should have a corresponding auction pack. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to give this to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
My partner and I have arranged the release of further monies on our home loan from Kent Reliance as we want to conduct renovations to our house in Grove Park. Do we need to appoint a bricks and mortar Grove Park solicitor on the Kent Reliance conveyancing panel to handle the paperwork?
Kent Reliance don't usually require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.
Will our lawyer be raising questions about flooding during the conveyancing in Grove Park.
The risk of flooding is if increasing concern for solicitors dealing with homes in Grove Park. Plenty of people will acquire a house in Grove Park, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or by their lawyers which can figure out the risks in Grove Park. The standard completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to determine if the premises has historically flooded. If the property has been flooded in past which is not disclosed by the owner, then a purchaser could commence a claim for damages resulting from an incorrect response. The buyer’s solicitors may also commission an enviro report. This will reveal whether there is a recorded flood risk. If so, further inquiries should be carried out.
I'm buying my first flat in Grove Park benefiting from help to buy. The builders refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not to tell my conveyancer about this deal as it would adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Grove Park is the location of the property. Is there any guidance you can impart?
Flying freeholds in Grove Park are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Grove Park you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grove Park may ascertain 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 property.
I today plan to offer on a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have subsequently discovered that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Grove Park. Conveyancing solicitors have are about to be appointed. Will they explain the issues?
The majority of houses in Grove Park are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Grove Park so you should seriously consider shopping around for a Grove Park conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’spermission to conduct alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer should report to you on the legal implications.
I am the leaseholder of a ground flat in Grove Park. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?
in cases where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to determine the price payable.
An example of a Lease Extension decision for a Grove Park residence is 49 Woodstock Court Burnt Ash Hill in May 2012. the payment of £64,116 by the leaseholder was the premium which the Tribunal found due for the lease extension in this case. This case affected 1 flat. The number of years remaining on the existing lease(s) was 23.26 years.