We are a couple about to sign contracts for a semi detached house in Victoria Docks. We have hit a snag. The loan offer with The Royal Bank of Scotland expires on 15/5/2026 but the sellers are suggesting a completion date of 19/5/2026. Is it possible to prolong the loan expiry date?
The person best placed to deal with your concern is your conveyancer who is in a position to assess if he or she is better off negotiating with the lender, owner’s solicitors, estate agents or conceivably all three taking into account the circumstances your conveyancing to date.
Finally the sale completed on my house in Victoria Docks last May but our buyer keeps telephoning me to say their conveyancer is waiting to hear from mylawyer. What are the post completion sale formalities following completion?
Following your house sale your solicitor should send the transfer deeds and all of the paperwork to the buyer’s solicitors. Where appropriate, your solicitor must also send confirmation that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There is unlikely to be post completion requirements just for conveyancing in Victoria Docks.
What happens if my lawyer’s firm is suspended from the Skipton Conveyancing panel ahead of completing my conveyancing in Victoria Docks?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Will my solicitor be making enquiries regarding flooding as part of the conveyancing in Victoria Docks.
Flooding is a growing risk for lawyers dealing with homes in Victoria Docks. Plenty of people will buy a house in Victoria Docks, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, but there are a number of searches that may be undertaken by the purchaser or by their solicitors which can figure out the risks in Victoria Docks. The standard property information forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the seller to find out if the property has suffered from flooding. If flooding has previously occurred which is not revealed by the seller, then a buyer could bring a legal claim for losses resulting from an misleading reply. A purchaser’s solicitors should also commission an enviro search. This will disclose whether there is a recorded flood risk. If so, more detailed investigations will need to be carried out.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Victoria Docks is the location of the property. Is there any advice you can give?
Flying freeholds in Victoria Docks are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Victoria Docks you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Victoria Docks 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 property.
I own a leasehold flat in Victoria Docks. Conveyancing and Coventry Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Victoria Docks who previously acted has long since retired. Do I pay?
The first thing you should do is make enquiries of HMLR to be sure that this person is in fact the new freeholder. It is not necessary to instruct a Victoria Docks conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a ground floor flat in Victoria Docks. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
Most definitely. We can put you in touch with a Victoria Docks conveyancing firm who can help.
An example of a Lease Extension case for a Victoria Docks property is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case related to 1 flat. The number of years remaining on the existing lease(s) was 69.77 years.