I require conveyancing for an apartment in a fairly new development (five years built) in Little Ilford. 95% of the appartments have already been disposed of. Do I need carry out the local searches for my conveyancing in Little Ilford?
If you getting a loan, your bank will insist on some (many) of the searches so you'll have no choice. If not, then Little Ilford conveyancing searches are optional. No doubt your conveyancer, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to an alternative solicitor for your conveyancing in Little Ilford.
We are downsizing from our home in Little Ilford and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Little Ilford lawyer would know that there is no such problem. It does beg the question why the buyers are using a factory type conveyancing practice as opposed to a conveyancing solicitor in Little Ilford. Having lived in Little Ilford for 5 years we know of no issue. Do we get in touch with our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Over the last few months I have been searching for a flat up to £235,500 and found one round the corner in Little Ilford I like with a park and railway links nearby, the downside is that it's only got 52 years on the lease. I can't really find anything else in Little Ilford for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a mortgage the remaining unexpired lease term may be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
In what way can the Landlord & Tenant Act 1954 affect my commercial property in Little Ilford and how can your lawyers assist?
The particular law that you refer to provides a safeguard to commercial lessees, giving them the legal entitlement to make a request to court for a new lease and continue in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting 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 help with commercial conveyancing in Little Ilford
Am I best advised to use a Little Ilford conveyancing practitioner who is local to the property I am hoping to buy? An old friend can handle the conveyancing but his firm is located 400kilometers away.
The primary upside of using a local Little Ilford conveyancing practice is that you can drop in to execute documents, present your identification documents and pester them if necessary. Having local Little Ilford know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and on the whole were happy that should trump using an unknown Little Ilford conveyancing lawyer solely due to them being Little Ilford based.
Back In 2009, I bought a leasehold house in Little Ilford. Conveyancing and Alliance & Leicester mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Little Ilford who previously acted has now retired. Any advice?
The first thing you should do is contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Little Ilford conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Little Ilford conveyancing firm to act on my behalf?
if there is a absentee landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to determine the amount due.
An example of a Freehold Enfranchisement case for a Little Ilford property is 9 Granville Road in June 2014. The tribunal determines the enfranchisement price payable by the applicants for the freehold was £32,548 This case affected 5 flats. The number of years remaining on the existing lease(s) was 73.8 years.