Do the conveyancing solicitors that you recommend perform conveyancing in Hoxton by way of an attended exchange?

There are a few conveyancing experts who can conduct 24hr exchanges. You should contact us to secure a costs illustration and details as to availability.

Are the BSA intent on creating a online directory to to identify practices on the Earl Shilton BS conveyancing panel for instance in Hoxton?

We have not been informed any intention on the part of the BSA to develop such a register.

Should my lawyer be making enquiries concerning flooding during the conveyancing in Hoxton.

The risk of flooding is if increasing concern for solicitors dealing with homes in Hoxton. There are those who purchase a house in Hoxton, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, but there are a numerous checks that can be carried out by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Hoxton. The conventional set of completed inquiry forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to determine whether the premises has ever been flooded. If the residence has been flooded in past and is not disclosed by the seller, then a purchaser may issue a legal claim for losses as a result of such an incorrect answer. A purchaser’s lawyers may also commission an environmental report. This should reveal if there is any known flood risk. If so, further investigations will need to be initiated.

I am buying a new build house in Hoxton benefiting from help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not reveal to my solicitor about this side-deal as it would impact my loan with Norwich and Peterborough Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am a negotiator for a busy estate agency in Hoxton where we see a number of flat sales put at risk as a result of short leases. I have been given contradictory information from local Hoxton conveyancing solicitors. Could you clarify whether the seller of a flat can start the lease extension formalities for the buyer?

Provided that 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 for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.

An alternative approach is 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 purchaser.

My wife and I have hit a brick wall in trying to purchase the freehold in Hoxton. Can the Leasehold Valuation Tribunal adjudicate on premiums?

in cases where there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the LVT to make a decision on the premium.

An example of a Lease Extension matter before the tribunal for a Hoxton flat is 137 & 139 Haberdasher Street in December 2013. The Tribunal determines in accordance with section 48 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 that the premium for the extended lease for each Property should be £12,350.00. This case affected 2 flats. The unexpired lease term was 72.39 years.