Completed the sale of my flat in Victoria Docks last May yet the purchaser is Skype messaging daily to say his conveyancer needs to hear from mysolicitor. What are the post completion sale formalities following completion?
Following your house sale your conveyancer is duty bound to forward the transfer documentation and all additional paperwork to the buyer’s conveyancer. Where relevant, your solicitor should also confirm that the mortgage has been discharged to the buyers conveyancers. There is unlikely to be post completion formalities specific conveyancing in Victoria Docks.
We previously appointed conveyancing lawyers located in Victoria Docks on the Barclays solicitor approved list. They are now charging me a further charge for dealing with the Barclays mortgage. Is this a supplemental conveyancing fee set by Barclays?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your solicitor can charge a fee for this. The fee is not set by Barclays but by your Victoria Docks property lawyer. Plenty of firms on the Barclays panel will levy an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
Skipton have agreed my mortgage in principle, my offer on a apartment in Victoria Docks has been agreed to, now what?
The property agent will wish to know who your solicitors are (make sure the solicitors are on the lender’s approved list). Telephone Skipton or your financial adviser and finalise any outstanding paperwork. Skipton will sellect a valuer who will get in contact with the selling agent or owners to arrange a time for the valuation to occur. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Skipton will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Victoria Docks.
Our sealed bid on a detached house in Victoria Docks has been accepted, but there is a chain. The owners have offered on on an apartment, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have chosen a local conveyancing solicitor in Victoria Docks. What should be my next step? At what stage should I apply for the mortgage with Lloyds?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Victoria Docks conveyancing search fees, etc). The first course of action is to check that your conveyancing practitioner is on the Lloyds conveyancing panel. Regarding the next steps this very much depends on the circumstances of your case, desire for the property and on the state of the market. In a hot market some home buyers would apply for a home loan with Lloyds and pay for the valuation and only if it was satisfactory would they request their property lawyer to press on with searches.
I require fast conveyancing in Victoria Docks as I have a deadline to complete in less than one month. Fortunately I do not require a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
As you are not obtaining a home loan you are at liberty not to do searches although no conveyancer would recommend that you don't. Drawing on years of experience of conveyancing in Victoria Docks the following are instances of issues that can show up and adversely affect the marketability of the property: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly picked up during conveyancing in Victoria Docks?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Victoria Docks. 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…’
I have been on the look out for a leasehold apartment up to £235,500 and found one near me in Victoria Docks I like with open areas and railway links nearby, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Victoria Docks in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a home loan the shortness of the lease will likely be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
I am on look out for some leasehold conveyancing in Victoria Docks. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and most are in Victoria Docks - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have given up trying to reach an agreement for a lease extension in Victoria Docks. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee landlord or where there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to assess the premium.
An example of a Lease Extension decision for a Victoria Docks flat 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 affected 1 flat. The unexpired residue of the current lease was 69.77 years.