My Park Royal conveyancer has spotted a discrepancy between the surveyor’s assumptions in the home valuation survey and what is revealed within the conveyancing documents. My lawyer says that he is obliged to check that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s stance right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
What is your number one tip for finding a conveyancing solicitor in Park Royal
Do not opt for the lowest Park Royal conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My bid for a property was accepted at auction in Park Royal. Conveyancing is necessary. What are my next steps?
Given that you have now legally committed yourself to purchase you must retain a conveyancing practitioner as a matter of urgency as you are facing a fast approaching a drop dead date to complete the transaction. An auction property will ordinarily have a corresponding auction pack. This will include most,if not all of the documents that your conveyancer requires. If you have purchased leasehold premises the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You should hand this to the solicitor instructed by you at the earliest opportunity. Do make sure that your finances are organised to complete the transaction on the set completion date.
We were going to get a DIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Park Royal solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Park Royal solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
We are close to exchanging contracts on the sale of our home in Park Royal 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 this is not the case. It does beg the question why the purchasers used a nationwide conveyancing outfit rather than a conveyancing solicitor in Park Royal. We have lived in Park Royal for 4 years we know of no issue. Should we get in touch with our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing lawyer 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 ailment)
I am buying a new build apartment in Park Royal. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Park Royal
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
My wife and I may need to let out our Park Royal ground floor flat temporarily due to a career opportunity. We used a Park Royal conveyancing practice in 2002 but they have since shut and we did not think at the time get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
A small minority of properties in Park Royal do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I own a ground floor flat in Park Royal. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum due for a lease extension?
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 you can apply to the First-tier Tribunal (Property Chamber) to assess the sum to be paid.
An example of a Lease Extension decision for a Park Royal flat is 99 Connell Crescent in May 2013. the Tribunal held that the relevant sum for the purposes of the lease extension should be £72,566 to be paid by the leaseholder This case affected 1 flat. The unexpired term as at the valuation date was 28.42 years.
How do I determine who is the owner of a house in Park Royal?
Provided the property is recorded at the Land Registry, and you have enough information of the location of the property, you will be able to see results from the HMLR of the recorded proprietor for a fee.