Do the conveyancing practitioners to be found on your site carry out auction conveyancing in Millwall?
There are a few niche solicitors we can connect you with those specialising in auction conveyancing. Millwall is one of hundreds of areas of in which our lawyers have a presence.
As someone not used to conveyancing in Millwall what’s your top tip you can impart concerning the home moving process in Millwall
Not many law firms shout this from the rooftops but conveyancing in Millwall or throughout London is often a confrontational process. In other words, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the ownership transfer. For example, the vendor, estate agent and on occasion a mortgage company. Appointing a solicitor for your conveyancing in Millwall is a critical decision as your conveyancer is your adviser, and is the SOLE person in the process whose responsibility is to act in your best interests and to protect you.
Every so often a third party with a vested interest may try and persuade you that you should follow their advice. For instance, the property agent may claim to be helping by claiming that your lawyer is dragging his heels. Or your mortgage broker may advise you to do take action that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Should commercial conveyancing searches disclose planned roadworks that may impact a commercial site in Millwall?
Many commercial conveyancing solicitors in Millwall will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Millwall. The search result sets out definitive data 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 Millwall.
For every commercial conveyancing transaction in Millwall it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Millwall commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Millwall.
Are there restrictive covenants that are commonly picked up during conveyancing in Millwall?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Millwall. 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…’
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Millwall is where the house is located. Can you offer any guidance?
Flying freeholds in Millwall are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Millwall you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Millwall may decide 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 residence.
I am employed by a long established estate agency in Millwall where we have experienced a few flat sales derailed as a result of short leases. I have received contradictory information from local Millwall conveyancing solicitors. Please can you clarify whether the vendor of a flat can start the lease extension formalities for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I am the registered owner of a two-bedroom flat in Millwall. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
Most definitely. We can put you in touch with a Millwall conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Millwall property 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 was in relation to 3 flats. The unexpired residue of the current lease was 101.61 years.