A colleague advised me that in buying a property in Lampton there may be various restrictions preventing external alterations to a property. Is this right?
There are a number of properties in Lampton which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Lampton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you help - my lawyer advises that lack of building regulations insurance is needed on my purchase. What is the level of cover for Lampton conveyancing?
The appropriate level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
We were going to get a OIP from RBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Lampton solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Lampton solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I require fast conveyancing in Lampton as I have an ultimatum to complete in less than one month. Luckily I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at liberty not to do searches although no conveyancer would recommend that you don't. With plenty of history conveyancing in Lampton the following are examples of issues that can arise and adversely impact future saleability: Enforcement Actions, Outstanding Fees, Overdue Grants, Railway Schemes,...
The estate agent has sent us the confirmation of our purchase of a new build flat in Lampton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Lampton
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Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
In what way can the Landlord & Tenant Act 1954 affect my commercial property in Lampton and how can you help?
The particular law that you refer to gives a safeguard to business tenants, granting the a statutory right to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Lampton
We're FTB’s - had an offer accepted, but the estate agent informed us that the vendor will only issue a contract if we use their recommended solicitors as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer used to conveyancing in Lampton
We suspect that the seller is not behind this ultimatum. Should the seller desire ‘a quick sale', turning down a genuine purchaser is counter productive. Bypass the agents and go straight to the owners and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you will continue to use your preferred Lampton conveyancing firm - rather thanthose that will provide their negotiator at the agency a kickback or meet his conveyancing targets set by head office.
Why do Lampton conveyancing costs are higher for leasehold and freehold properties?
Inevitably there is increased work needed in leasehold conveyancing. Lampton has many leasehold properties. There is more time involved in the purchase: for example, the lease and leasehold information (including current service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.