The Park Royal conveyancing firm that just started acting on my house acquisition in Park Royal have without warning shut down. I chose them because I had to have a solicitor on the Bank of Ireland conveyancing panel and my preferred Park Royal lawyer was not. I wrote them a cheque for £250 in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
Will my lawyer be making enquiries regarding flooding as part of the conveyancing in Park Royal.
The risk of flooding is if increasing concern for lawyers dealing with homes in Park Royal. There are those who buy a house in Park Royal, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, but there are a number of searches that can be undertaken by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Park Royal. The standard property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to find out whether the premises has ever been flooded. In the event that flooding has previously occurred which is not notified by the owner, then a purchaser could issue a legal claim for losses stemming from an misleading response. The buyer’s lawyers may also order an enviro search. This will higlight if there is any known flood risk. If so, further investigations should be conducted.
Me and my brother have a terraced Georgian house in Park Royal. Conveyancing solicitor represented me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for 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 Park Royal and other areas of the country and poses no real issues for owners other than when they sell 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 conducted the purchase.
What does commercial conveyancing in Park Royal cover?
Park Royal conveyancing for business premises covers a wide array of guidance, provided by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
My husband and I are 14 days into a leasehold purchase having been recommend to a firm by the local agent to handle our conveyancing in Park Royal. I am not happy. Could you help me find new solicitors?
They would need to be really poor in order to consider changing them. Has your mortgage offer been sent? In the event that it has you must advise them of the new conveyancer and get the loan are issued to the new lawyers. The conveyancer should be on the banks approved list to avoid supplemental fees and frustration. That should be your starting point. The search tool will help you find a bank approved lawyer for your conveyancing in Park Royal
My fiance and I may need to let out our Park Royal ground floor flat temporarily due to taking a sabbatical. We instructed a Park Royal conveyancing practice in 2003 but they have closed 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?
Your lease governs the relationship between the freeholder and you the leaseholder; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Park Royal do not contain strict prohibition on subletting – such a clause would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
Having spent years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Park Royal. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We can put you in touch with a Park Royal conveyancing firm who can help.
An example of a Lease Extension case 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 was in relation to 1 flat. The unexpired term as at the valuation date was 28.42 years.