We are acquiring our first home. The lawyer has e-mailedto enquire if we want to purchase supplemental conveyancing searches. We are really unsure what's needed for conveyancing in Kingsland
The range of Kingsland conveyancing searches should be dictated primarily on the property, the location, the probability of any of these risks, your familiarity of the area and risks, your overall attitude to risk. What matters is that you properly understand what information each search could provide. You may then make a decision if you consider that you need that search. Should you be unsure, ask your conveyancer to guide you.
Last month we had a mortgage agreed in principle with Barclays. Kingsland conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Barclays?
There is no definitive answer here. Have Barclays done the valuation? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We expect to receive a OIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Kingsland solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Kingsland solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
I have instructed a Kingsland lawyer having made sure that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Kingsland surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My colleague advised me that where I am purchasing in Kingsland I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Kingsland conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Kingsland around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Kingsland Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Kingsland Education with plans and statistics, Local Amenities and other useful information regarding Kingsland.
I purchased a renovated Georgian house in Kingsland. Conveyancing lawyer represented me and Bank of Scotland. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
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 Kingsland and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing lawyer who completed the work.
We're novice buyers - agreed a price, yet the agent informed us that the seller will only move forward if we instruct the agent's recommended solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a local conveyancer who is accustomed to conveyancing in Kingsland
We suspect that the seller is unaware of this ultimatum. If they desire ‘a quick sale', alienating a motivated purchaser is counter productive. Speak to the owners direct and make the point that (a)you are serious purchasers (b)you are ready to progress, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you are going to appoint your own,trusted Kingsland conveyancing solicitors - not the ones that will provide the estate agent a kickback or hit his conveyancing figures set by HQ.
Having checked my lease I have discovered that there are only Sixty One years left on my flat in Kingsland. I now wish to get lease extension but my landlord is can not be found. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission 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 prove that you or your lawyers have made all reasonable attempts to track down the freeholder. On the whole an enquiry agent may be useful to conduct investigations and prepare a report to be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer both on investigating the landlord’s absence and the application to the County Court covering Kingsland.
Having spent years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Kingsland. Can we issue an application to the Residential Property Tribunal Service?
Where there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to make a decision on the sum to be paid.
An example of a Lease Extension case for a Kingsland flat is 5C Stoke Newington Road in April 2010. the Tribunal therefore concludes that the premium to be paid for the extended lease is £700.00 This case related to 1 flat. The unexpired term was 80.5 years.