A colleague pointed out to me me that in purchasing a property in Chadwell Heath there could be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are a number of properties in Chadwell Heath which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Chadwell Heath should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you help - my lawyer says that absentee landlord insurance is needed on my purchase. What is the level of cover for Chadwell Heath conveyancing?
The right level of absentee landlord indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such insurances.
I have finally had an offer on an apartment in Chadwell Heath accepted, but there is a chain. The sellers have offered on a property, however it’s not yet tied up, and have viewings of other apartments in the pipeline. I have chosen a local conveyancing solicitor in Chadwell Heath. What do I do now? When should I get the mortgage application with Nottingham going?
It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx £1k, then survey, Chadwell Heath conveyancing search fees, etc). First, you must ensure that your solicitor is on the Nottingham approved list. As to the next stages this very much depends on the specifics of your case, motivation for this property and on the state of the market. During a hot market some purchasers would apply for the mortgage with Nottingham and pay for the valuation and only if it was satisfactory would they pay their lawyer to press on with searches.
Should our solicitor be making enquiries concerning flooding as part of the conveyancing in Chadwell Heath.
The risk of flooding is if increasing concern for lawyers dealing with homes in Chadwell Heath. Plenty of people will acquire a property in Chadwell Heath, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to offer advice on flood risk, however there are a various checks that can be initiated by the buyer or by their lawyers which will give them a better understanding of the risks in Chadwell Heath. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to find out if the premises has ever been flooded. In the event that flooding has previously occurred and is not revealed by the owner, then a buyer may issue a compensation claim as a result of such an incorrect response. A buyer’s lawyers will also conduct an environmental report. This will indicate if there is any known flood risk. If so, additional investigations should be initiated.
I am purchasing my first flat in Chadwell Heath with a mortgage from National Westminster Bank. The sellers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not inform my solicitor about this extras as it may put at risk my loan with National Westminster Bank. Do I keep my lawyer in the dark?.
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've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Chadwell Heath is where the house is located. Can you offer any guidance?
Flying freeholds in Chadwell Heath are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Chadwell Heath 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 Chadwell Heath may ascertain 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 residence.
I only have Fifty years remaining on my flat in Chadwell Heath. I am keen to get lease extension but my landlord is absent. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you or your lawyers have used your best endeavours to find the freeholder. On the whole an enquiry agent should be helpful to try and locate and to produce a report which can be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on investigating the landlord’s absence and the application to the County Court covering Chadwell Heath.
I am the proprietor of a ground floor flat in Chadwell Heath. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
in cases where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the LVT to arrive at the price payable.
An example of a Lease Extension matter before the tribunal for a Chadwell Heath property is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case related to 1 flat. The unexpired term as at the valuation date was 61.36 years.