Are there restrictive covenants that are commonly picked up as part of conveyancing in East Acton?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in East Acton. 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…’
How does conveyancing in East Acton differ for new build properties?
Most buyers of new build residence in East Acton approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because builders in East Acton tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in East Acton or who has acted in the same development.
I have been advised by three or four local estate agents in East Acton to find a property lawyer on your site. Is there a financial incentive for Estate Agents to recommend your lawyers rather than another?
We don’t offer any commission for pointing buyers and sellers our way. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
My husband and I are FTB’s - had an offer accepted, yet the property agent has warned us that the vendor will only proceed if we appoint the agent's preferred solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in East Acton
It is unlikely the vendors are behind this. Should the owner want ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Speak to the owners direct and explain that (a)you are genuine purchasers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you are going to appoint your preferred East Acton conveyancing solicitors - rather thanthose that will give their estate agent a referral fee or meet his conveyancing targets pre-set by corporate headquarters.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a East Acton conveyancing firm to help?
in cases where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to determine the premium.
An example of a Freehold Enfranchisement case for a East Acton property is 49 Long Drive in March 2014. The tribunal concluded that the price payable for the freehold interest in the Property should be £26,491 divided as to £12,546 in respect of the ground floor flat and £13,945 in respect of the first floor flat This case related to 2 flats. The unexpired term was 68.47 years.
In relation to leasehold conveyancing in East Acton what are the most frequent lease defects?
There is nothing unique about leasehold conveyancing in East Acton. Most leases are individual and drafting errors can sometimes mean that certain sections are not included. For example, if your lease is missing any of the following, it could be defective:
A provision to repair to or maintain parts of the building Insurance obligations
A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Coventry Building Society, and Alliance & Leicester all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the buyer to pull out.