We are purchasing a 3 bedroom flat in Lisson Grove with a mortgage. We like our Lisson Grove conveyancer, but the mortgage company says he's not on their "panel". It seems we have little choice but to appoint one of the bank panel firms or retain our Lisson Grove conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We regard this is unjust; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Lisson Grove conveyancing lawyer to apply to be on the conveyancing panel.
It is 10 years ago since I bought my house in Lisson Grove. Conveyancing lawyers have now been instructed on the sale but I am unable to track down my deeds. Is this a problem?
You need not be too concerned. Firstly there is a possibility that the deeds will be with your mortgage company or they could be in the possession of the solicitor who handled your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Lisson Grove involves registered property but in the rare situation where your property is unregistered it is more problematic but is not insurmountable.
Should my conveyancer be raising enquiries concerning flooding during the conveyancing in Lisson Grove.
Flooding is a growing risk for conveyancers dealing with homes in Lisson Grove. There are those who purchase a house in Lisson Grove, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, but there are a various searches that may be carried out by the purchaser or by their lawyers which can give them a better understanding of the risks in Lisson Grove. The conventional set of property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to find out if the property has historically flooded. If the residence has been flooded in past which is not revealed by the vendor, then a purchaser may commence a compensation claim resulting from an incorrect reply. The purchaser’s solicitors may also commission an enviro search. This will higlight whether there is any known flood risk. If so, additional inquiries should be made.
How does conveyancing in Lisson Grove differ for newly converted properties?
Most buyers of new build premises in Lisson Grove contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because developers in Lisson Grove tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Lisson Grove or who has acted in the same development.
How does the Landlord & Tenant Act 1954 affect my business property in Lisson Grove and how can your lawyers assist?
The 1954 Act gives security of tenure to commercial lessees, granting the dueness to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Lisson Grove
Looking forward to exchange soon on a garden flat in Lisson Grove. Conveyancing solicitors have said that they will have a report out to me on Monday. What should I be looking out for?
Your report on title for your leasehold conveyancing in Lisson Grove should include some of the following:
Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Ground rent - what is due and what the invoice dates are, and also know whether this is subject to change Responsibility to repair and maintain the block. It is important that you know who is liable for the repair and maintenance of every part of the building It needs to be made clear to you if the lease allows you to add or improve aspects of the property- you must know whether any restrictions relates to all alterations or limited to structural alteration, and whether licences for alterations is mandated necessary Alterations to the flat
We have reached the end of our tether in trying to reach an agreement for a lease extension in Lisson Grove. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We can put you in touch with a Lisson Grove conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Lisson Grove flat is Flats 37 & 39 88/90 Portland Place in December 2010. The Tribunal determined that the premium payable for the lease extensions in respect of these two flats is as follows:- For Flat 37, the sum of £385,230.00 For Flat 39, the sum of £436,780.00 This case affected 2 flats. The unexpired lease term was 24.02 years.