I am buying a house and the conveyancer has identified Chancel Repair for which the house could be liable given it’s proximity to the area of such a church. She has suggested insurance. Is this strictly appropriate for conveyancing in Grahame Park

Unless a previous purchase of the house took place post 12 October 2013 you may expect lawyers carrying out conveyancing in Grahame Park to continue to propose a a chancel search and or insurance against a claim.

How does conveyancing in Grahame Park differ for newly converted properties?

Most buyers of new build residence in Grahame Park contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Grahame Park tend to buy 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 conveyancing solicitors 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 Grahame Park or who has acted in the same development.

We are 17 days into a residential purchase having been recommend to solicitors by the local agent to carry out the conveyancing in Grahame Park. We are not happy. Could you help me find new conveyancers?

They would need to be very bad in order to consider changing them. Has the mortgage been generated? If so you need to advise them of the new lawyer and ensure the offer are issued to the new lawyers. Your new conveyancer needs to be on the lenders approved list to avoid escalating costs and delays. That should be your starting point. The search tool can help you find a bank approved lawyer for your home move in Grahame Park

I own a leasehold house in Grahame Park. Conveyancing and Barclays mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Grahame Park who acted for me is not around. What should I do?

First make enquiries of HMLR to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Grahame Park conveyancing solicitor to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Having spent years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Grahame Park. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

in cases where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to arrive at the amount due.

An example of a Freehold Enfranchisement matter before the tribunal for a Grahame Park property is 1 & 1A Sunningfields Crescent in September 2013. The Tribunals calculation of the amount to be paid into court in respect of the value of the freehold interest is £11,997 in respect of Flat 1 and £15,781 in respect of Flat 1A for a total of £27,778. This case was in relation to 2 flats. The unexpired term was 71.5 years.

Should one remove a departed person's details from the title register for a property in Grahame Park?

Where a Grahame Park property is jointly owned and one of the owners dies, the name will not immediately be removed from the Land Registry title. It is not necessary to remove their name as when it comes to a disposal your lawyer would just be asked to evidence why the joint proprietor is not included in the contract, ordinarily this takes the form of a grant of probate.

With a view to making the sale conveyancing more straight forward for the sale of the property you may apply to have the deceased person removed from the title by applying to the land registry with evidence of the death. There is no land registry fee payable.