I am expecting a mortgage with Santander. I intend to enlist the help of a Licensed Conveyancer in Tufnell Park. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Our bank has recommended solicitors on their panel based in Tufnell Park but I would rather use a conveyancing lawyer in Tufnell Park local to me. Can you help?
The minority of Tufnell Park conveyancing practitioners are on all banks conveyancing panel. Please make use of the above find an approved solicitor tool to find a Tufnell Park conveyancing firm on the on the mortgage company panel.
Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Tufnell Park?
Its becoming the norm that commercial conveyancing solicitors in Tufnell Park will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Tufnell Park. 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 Tufnell Park.
For every commercial conveyancing transaction in Tufnell Park it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Tufnell Park commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Tufnell Park.
How does conveyancing in Tufnell Park differ for new build properties?
Most buyers of new build property in Tufnell Park come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Tufnell Park usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Tufnell Park or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Tufnell Park is the location of the property. Can you offer any guidance?
Flying freeholds in Tufnell Park are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tufnell Park you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tufnell Park may decide 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 premises.
Harry (my fiance) and I may need to rent out our Tufnell Park 1st floor flat for a while due to a career opportunity. We instructed a Tufnell Park conveyancing practice in 2001 but they have since shut and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?
A lease dictates the relationship between the landlord and you the leaseholder; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Tufnell Park do not contain an absolute prevention of 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 copy of the sublease.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Tufnell Park conveyancing firm to help?
if there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to judgment on the premium.
An example of a Lease Extension case for a Tufnell Park flat is Flat 2 27 Mackeson Road in December 2012. The Tribunal assessed the value of the lease extension premium at £35,435 and rounded the figure to £35,500 This case related to 1 flat. The unexpired residue of the current lease was 64.77 years.