Having been suggested to visit your web site we were about to go ahead with a conveyancing solicitor in Mile End listed by you but have come across some other costs illustrations on the internet appear cheaper – how come?
There are numerous solicitors offering what appear to be very low prices. We would urge you to think twice about how much you respect your own move to want to be penny wise pound foolish over the standard of the conveyancing. Some embed fees well inside the terms and conditions. The solicitors that we list for conveyancing in Mile End neverdo this.
Can you clarify what the consequences are if my solicitor is suspended from the Clydesdale Solicitor panel ahead of completing my conveyancing in Mile End?
The first thing to point out is that, this is a very rare occurrence. 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 at a cost.
We are close to exchanging contracts on the sale of our home in Mile End and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a nationwide conveyancing firm as opposed to a conveyancing solicitor in Mile End. Having lived in Mile End for six years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? You must 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 health insurance to cover that same sickness)
Are there restrictive covenants that are commonly picked up as part of conveyancing in Mile End?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Mile End. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Last May I purchased a leasehold property in Mile End. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Having spent years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Mile End. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We are happy to put you in touch with a Mile End conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Mile End premises 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.
Is planning consent necessary to convert a single dwelling into multiple appartments in Mile End? This has been carried out to a house next door to my home in Mile End and was not aware of it happening until the works were complete.
Planning Consent yes. Building Regulations yes.