Me and my partner are buying a property in Whitechapel. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
This question may be naive but I am wet behind the ears as a first time buyer of a garden flat in Whitechapel. Do I collect the keys to the house on completion from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Whitechapel?
On the day of completion you do not need to attend the conveyancers office in Whitechapel. Conveyancing lawyers for you will transfer the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you should be able to pick up the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Whitechapel building society branch on various occasions and was informed it wasn't an issue and they will lend. My Whitechapel conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
The conveyancer has to comply with the CML Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a residence in Whitechapel? or Apparently there is a law dating back centuries that means some house owners living in a parish church boundary may be liable to pay for repairs towards the chancel in proximity to the church. Is this relevant for conveyancing in Whitechapel?
Unless a previous purchase of the premises completed post 12 October 2013 you may expect lawyers conducting conveyancing in Whitechapel to continue to advocate a chancel search and or chancel repair liability insurance.
About to purchase a new build flat in Whitechapel. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Whitechapel
There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
My business partner and I are hoping to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering fixed charges for non-domestic conveyancing in Whitechapel for under 2k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Whitechapel, including the sale and purchase of businesses as well as simply premises. Whether you are looking to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right solicitor. As for the fees this will depend on the structure and terms of the deal. Please provide us with your contact information or call so as to enable us to supply you with comprehensive commercial conveyancing quote.
I work for a long established estate agent office in Whitechapel where we see a number of flat sales jeopardised as a result of short leases. I have received conflicting advice from local Whitechapel conveyancing solicitors. Could you clarify whether the seller of a flat can initiate the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 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.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 inherited a ground-floor 1960’s flat in Whitechapel. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?
in cases where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to make a decision on the amount due.
An example of a Freehold Enfranchisement matter before the tribunal for a Whitechapel property is 1-41 Royal Tower Lodge 40 Cartwright Street in April 2013. the tribunal adding the agreed value of capitalised ground rents and the reversion the price to be paid for the freehold was £1,187,000 This case related to 41 flats. The number of years remaining on the existing lease(s) was 107 years.
I today plan to offer on 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 rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Whitechapel. Conveyancing solicitors have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Whitechapel ?
Most houses in Whitechapel are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area can assist with the conveyancing process. It is clear that you are buying in Whitechapel in which case you should be looking for a Whitechapel conveyancing solicitor and be sure that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’sconsent to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer should advise you fully on all the issues.