I am buying a house and need a conveyancing solicitor in Seven Kings who is on the Godiva Mortgages Ltd conveyancing. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Godiva Mortgages Ltd in certain locations such as Seven Kings. We dont recommend any particular firm.
A friend informed me that in purchasing a property in Seven Kings there could be various restrictions prohibiting external alterations to a property. Is this right?
We are aware of anumerous of properties in Seven Kings which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Seven Kings should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can I be sure that the Seven Kings conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Seven Kings getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor carrying out your conveyancing.
We have agreed to purchase a house in Seven Kings. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Yorkshire BS be concerned?
As you are obtaining a mortgage with Yorkshire BS your lawyer must comply with the formal requirements contained in Part 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Yorkshire BS where a lease does not comply with these specifications. The specifications relate to the installation of panels on properties countrywide and is not isolated to Seven Kings.
Should my conveyancer be making enquiries regarding flooding during the conveyancing in Seven Kings.
Flooding is a growing risk for conveyancers dealing with homes in Seven Kings. Some people will purchase a property in Seven Kings, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a various checks that can be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Seven Kings. The conventional set of information given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to discover if the premises has historically flooded. If flooding has previously occurred which is not notified by the owner, then a buyer may commence a legal claim for losses as a result of such an incorrect answer. The buyer’s lawyers should also conduct an environmental search. This should reveal if there is a recorded flood risk. If so, additional inquiries will need to be carried out.
I'm remortgaging my current property to a buy to let loan with Chelsea Building Society and I will use the rest of the raised equity towards a second property. The area we are looking at is Seven Kings. Will your solicitors be able to act for both sets of lenders and link together the two deals?
Do use our search tool on this page to ensure that the conveyancers are approved by both banks. Assuming that they are the solicitor will be able to tie up the two conveyancing matters but you should have a chat with you solicitor and communicate your desired outcome and requirements.
I am thinking of appointing a conveyancing practitioner in Seven Kings for my house move. Is it possible to check a solicitor's complaints history with the legal regulator?
You can review published Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after Jan 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes recorded call for training reasons.
I am a negotiator for a busy estate agent office in Seven Kings where we have witnessed a number of leasehold sales put at risk as a result of short leases. I have been given inconsistent advice from local Seven Kings conveyancing solicitors. Please can you clarify whether the seller of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
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. The benefit of this is that the proposed purchaser need not have to sit tight for 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.
An alternative approach is 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 buyer.
I have given up negotiating a lease extension in Seven Kings. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We can put you in touch with a Seven Kings conveyancing firm who can help.
An example of a Lease Extension decision for a Seven Kings property is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 61.36 years.