My partner and I are purchasing a newly built flat in Millwall and my lawyer is telling me that she is duty bound to the lender to disclose incentives from the developer. I am under pressure to exchange contracts and I have no desire to delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Do I have to visit the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Millwall so that I can pop in to their offices when needed.
These days approved lawyers for banks conduct all of the work via the post, internet or over phone calls. This means that they can undertake the conveyancing transaction regardless of where you live in England or Wales. That being said you can see if you have the option of visiting the offices of your conveyancing lawyer if just in case this is required.
I own a semi-detached Edwardian house in Millwall. Conveyancing solicitor represented me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Millwall and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing solicitor who completed the work.
Due to the guidance of my in-laws I had a survey completed on a property in Millwall ahead of instructing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some mortgage companies tend refuse to issue a loan on this type of premises.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Millwall. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Millwall to see if the conveyancing costs will increase in light of this.
Back In 2006, I bought a leasehold house in Millwall. Conveyancing and Halifax mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Millwall who previously acted has now retired. Any advice?
The first thing you should do is contact the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Millwall conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful landlord, 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 to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Millwall conveyancing firm to act on my behalf?
You certainly can. We are happy to put you in touch with a Millwall conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Millwall premises is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case affected 3 flats. The unexpired lease term was 101.61 years.
I've found a house that seems to be perfect, at a great figure which is making it all the more appealing. I have just been informed that the title is leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Millwall. Conveyancing advisers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Millwall ?
Most houses in Millwall are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Millwall in which case you should be looking for a Millwall conveyancing practitioner and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’spermission to carry out alterations. You may also be required to pay a contribution towards the upkeep of the communal areas where the property is part of an estate. Your conveyancer should advise you fully on all the issues.