What can a local search reveal regarding the house we're purchasing in Lea Bridge?
Lea Bridge conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company such as Xpress Legal The local search plays a central part in many a Lea Bridge conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
I used Action Conveyancing several years ago for my conveyancing in Lea Bridge. I now require my papers however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lea Bridge of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Lea Bridge benefiting from help to buy. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not to tell my lawyer about this extras as it would impact 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.
We're new on the property ladder - had an offer accepted, but the agent informed us that the seller will only move forward if we use their recommended conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Lea Bridge
It is unlikely the owners are driving this. Should the vendor require ‘a quick sale', taking such a hostile approach to a genuine buyer is counter productive. Speak to the owners direct and make the point that (a)you are motivated buyers (b)you are ready to progress, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)however you intend to appoint your preferred Lea Bridge conveyancing firm - not the ones that will earn their negotiator at the agency a introducer fee or achieve conveyancing targets pre-set by head office.
I work for a long established estate agent office in Lea Bridge where we have witnessed a number of leasehold sales jeopardised due to short leases. I have received contradictory information from local Lea Bridge conveyancing solicitors. Please can you confirm whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Lea Bridge. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We are happy to put you in touch with a Lea Bridge conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Lea Bridge property is 104 Nightingale Road in May 2009. The Tribunal's Decision is that the premium torbe paid for the enfranchisement in this case is £112,174 This case affected 10 flats. The unexpired lease term was 71.25 years.
When it comes to my conveyancing in Lea Bridge should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Lea Bridge conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.