Are you able to recommend a Clydesdale approved Isle of Dogs conveyancing practice that can complete within 10 days? Would it be better to use a local Isle of Dogs practice or a national firm?
We would be happy to suggest some excellent Isle of Dogs conveyancing firms. You can also walk up the high street in Isle of Dogs. Visit two or three firms and request to speak with a conveyancing solicitor for a costs illustration. Mention your time frames together with the reasons and ask for an assurance on speed. Select the lawyer that you trust.
is it true that all Isle of Dogs conveyancing solicitors on the Coventry BS conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel and in that case the organisation would be overseen by the CLC.
Completion of my remortgage has taken place for my property in Isle of Dogs. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Barclays have agreed my mortgage in principle, my bid on a flat in Isle of Dogs has been accepted, what are the next steps?
Your property agent will wish to be advised as to your lawyer's details (ensure that the property lawyers are on the bank’s approved list). Contact Barclays or your financial adviser and finalise any outstanding paperwork. Barclays will instruct a valuer who will get in touch with the selling agent or owners to schedule a slot for the valuation to occur. Once conducted (assuming no problems) it takes on average a week to get a mortgage offer. Barclays will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Isle of Dogs.
My wife and I purchased a 4 bedroom Georgian house in Isle of Dogs. Conveyancing solicitor represented me and The Mortgage Works. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Isle of Dogs and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing lawyer who conducted the conveyancing.
I'm buying a new build house in Isle of Dogs with a loan from National Westminster Bank. The builders refused to move on the amount so I negotiated £7000 of additionals instead. The sale representative advised me not inform my conveyancer about this extras as it may adversely affect my loan with National Westminster Bank. Is this normal?.
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.
How can the Landlord & Tenant Act 1954 impact my commercial premises in Isle of Dogs and how can you help?
The 1954 Act affords protection to business leaseholders, giving them the dueness to make a request to court for a renewal tenancy and continue in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Isle of Dogs
I have recently realised that I have Seventy years left on my lease in Isle of Dogs. I now wish to get lease extension but my landlord is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to find the landlord. In some cases an enquiry agent should be helpful to conduct investigations and to produce an expert document to be used as proof that the landlord can not be located. It is advisable to get professional help from a conveyancer both on proving the landlord’s absence and the application to the County Court covering Isle of Dogs.
I am the registered owner of a garden flat in Isle of Dogs. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?
Most definitely. We are happy to put you in touch with a Isle of Dogs conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Isle of Dogs premises is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case related to 3 flats. The unexpired residue of the current lease was 101.61 years.