What happens if my solicitor is suspended from the Aldermore Solicitor panel ahead of completing my conveyancing in Limehouse?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial estate in Limehouse?
Its becoming the norm that commercial conveyancing solicitors in Limehouse will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Limehouse. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Limehouse.
For every commercial conveyancing transaction in Limehouse it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Limehouse commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Limehouse.
I purchased my home on 7 July and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Limehouse advises it will be recorded inside ten days. Are transfers in Limehouse uniquely lengthy to register?
As far as conveyancing in Limehouse is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. Currently roughly three quarters of such applications are fully addressed in less than three weeks but some can be subject to longer hold-ups. Historically registration is effected once the purchaser has moved in to the property therefore an expedited registration is not usually top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer could speak with the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a quick, no chain conveyancing. Limehouse is where the house is located. Is there any advice you can give?
Flying freeholds in Limehouse are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Limehouse you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Limehouse may determine 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.
In my capacity as executor for the will of my grandmother I am disposing of a residence in Cardiff but reside in Limehouse. My solicitor (approximately 200 kilometers from mehas requested that I execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Limehouse to attest and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are located in Limehouse
Can you offer any advice when it comes to choosing a Limehouse conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for your lease extension (regardless if they are a Limehouse conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Limehouse conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
What are the legal fees for lease extension conveyancing? If they are not ALEP accredited then what is the reason?
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Limehouse conveyancing firm to act on my behalf?
in cases where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to decide the amount due.
An example of a Freehold Enfranchisement decision for a Limehouse flat is 26 Rhondda Grove in June 2009. The net price payable by the leaseholders as determined by the Tribunal was £3,015.13. This comprised £11,300 premium for the reversion less £8,284.87 costs as ordered by the County Court.