I have given 2 months notice to my existing landlord and must vacate my rented apartment in Park Royal by 27/4/2026. Conveyancing on my purchase is progressing. How realistic is it to complete in 5 weeks as I wish to avoid having to move into temporary accommodation?
It is unwise to provide notice on a rental until exchange of contracts has taken place. If you have not already done so, speak to your lawyer and request that they seek the assistance the other side, try to an agreed time frame that all parties will work to achieve
The Park Royal conveyancing lawyers that I appointed last week on my purchase in Park Royal have without warning closed. They were on acting for me because I needed a solicitor on the Kent Reliance conveyancing panel and my family Park Royal lawyer was not. I paid them £170 in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors 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 should appoint new lawyers that are on the Kent Reliance 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 lawyers may be able to assist.
We are buying a property in Park Royal. I might seem paranoid but how we can trust a solicitor? On the day of competition we will need to send funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We previously chose solicitors locally in Park Royal on the Barclays solicitor approved list. They are now charging me a further charge for the legal aspects of the Barclays mortgage. Is this a supplemental conveyancing fee set by Barclays?
Provided it is contained in their Terms and Conditions or estimate then yes your lawyer may levy a fee for this. This fee is not set by Barclays but by your Park Royal conveyancer. Plenty of firms on the Barclays panel will levy an ‘acting for lender’ fee and others do not.
Planning on purchasing a apartment in Park Royal. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Park Royal lawyer is on the Clydesdale conveyancing panel.
Should commercial conveyancing searches reveal impending roadworks that could affect a commercial estate in Park Royal?
Its becoming the norm that commercial conveyancing solicitors in Park Royal will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Park Royal. The report sets out definitive information 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 Park Royal.
For every commercial conveyancing transaction in Park Royal it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Park Royal commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Park Royal.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Park Royal?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Park Royal. 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…’
Can you provide any advice for leasehold conveyancing in Park Royal with the aim of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Park Royal can be reduced where you instruct lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation needed by the buyers’ solicitors. The majority of freeholders or Management Companies in Park Royal charge for providing management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Park Royal. A minority of Park Royal leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. You believe that you know the number of years left on your lease but it would be wise to double-check by asking your conveyancers. A purchaser's conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is less than 80 years. It is therefore essential at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Park Royal state that internal structural alterations or addition of wooden flooring require a licence from the Landlord approving such works. Should you fail to have the consents to hand you should not contact the landlord without checking with your solicitor first.
After years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Park Royal. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the LVT to arrive at the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Park Royal residence 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 lease term was 28.42 years.