My Cookham conveyancer has discovered a discrepancy when comparing the surveyor’s assumptions in the valuation survey and what is revealed within the legal papers for the property. My solicitor has advised that he is duty bound to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s approach appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Will our conveyancer be making enquiries concerning flooding during the conveyancing in Cookham.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Cookham. Plenty of people will purchase a property in Cookham, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or by their lawyers which can give them a better understanding of the risks in Cookham. The standard information supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to discover if the premises has historically flooded. If the premises has been flooded in past which is not notified by the vendor, then a purchaser may bring a legal claim for losses as a result of such an misleading response. The purchaser’s lawyers should also conduct an enviro report. This should reveal if there is any known flood risk. If so, additional inquiries should be made.
In what way can the Landlord & Tenant Act 1954 affect my business property in Cookham and how can your lawyers assist?
The 1954 Act provides security of tenure to commercial leaseholders, giving them the right to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Cookham is one of the many locations in which our lawyers are based
Am I better off to instruct a Cookham conveyancing practitioner who is local to the property I am hoping to buy? I have an old university friend who can execute the conveyancing however they are based 200kilometers away.
The benefit of a high street Cookham conveyancing firm is that you can visit the firm to sign documents, present your identification documents and apply pressure on them if necessary. They will also have local insight which is a bonus. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and the majority were content that should surpass using an unfamiliar Cookham conveyancing solicitor just because they are Cookham based.
Looking forward to sign contracts shortly on a garden flat in Cookham. Conveyancing lawyers inform me that they will have a report out to me on Monday. What should I be looking out for?
Your report on title for your leasehold conveyancing in Cookham should include some of the following:
Does the lease prohibit wood flooring? Are you allowed to have a pet in the flat? An explanation as to the provision as set out in the lease to to contribute towards maintenance costs - in respect of the block, and the more general rights a tenant enjoys Responsibility to repair and maintain the block. It is important for you to know who is responsible the repair and maintenance of every part of the building Does the lease prevent you from subletting the flat, or having a home office for business
I purchased a leasehold flat in Cookham, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Cookham with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease expires on 21st October 2074
You have 51 years left to run we estimate the price of your lease extension to span between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.