I require conveyancing for an apartment in a fairly new development (6 years built) in Rayners Lane. The vast majority the properties have already been sold. Do I need carry out the local searches as part of conveyancing in Rayners Lane?
You are putting yourself at risk in failing carrying out Rayners Lane conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would strongly advise in the strongest possible terms that your conveyancer conducts them. If accelerating the process and price are primary issues you should consider with your solicitor about the possibility of search insurance
Should commercial conveyancing searches reveal planned roadworks that may impact a commercial site in Rayners Lane?
Its becoming the norm that commercial conveyancing solicitors in Rayners Lane will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Rayners Lane. The report 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 Rayners Lane.
For each commercial conveyancing transaction in Rayners Lane 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 Rayners Lane commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Rayners Lane.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The solicitors who conducted the conveyancing in Rayners Lane 4 years ago are no longer around. What are my options?
As long as you have a registered title the details of your ownership will be documented by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, find your house and obtain up to date copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Rayners Lane is where the house is located. Can you shed any light on this issue?
Flying freeholds in Rayners Lane are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rayners Lane you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rayners Lane may determine 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've found a house that seems to meet my requirements, at a great figure which is making it more attractive. I have subsequently discovered that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a leasehold house in Rayners Lane. Conveyancing advisers have not yet been instructed. Will they explain the issues?
The majority of houses in Rayners Lane are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Rayners Lane in which case you should be looking for a Rayners Lane conveyancing practitioner and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’sconsent to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer will appraise you on the various issues.
After years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Rayners Lane. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to calculate the amount due.
An example of a Lease Extension case for a Rayners Lane property is GFF 1 Holyrood Avenue in May 2014. The Tenant wished to acquire a new (extended) lease and applied to the Willesden County Court who granted a vesting order on 20* March2013. The Tribunal decied that the premium to be paid was £9,062 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 79 years.
To what extent are Rayners Lane conveyancing solicitors under an obligation to the Law Society to supply transparent conveyancing costs?
Contained within the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Rayners Lane or across England and Wales.