I am buying a property in Gunnersbury. A rare aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Principality your lawyer must follow the conveyancing instructions set out in Part two of UK Finance Lenders’ Handbook for Principality. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Principality where a lease does not comply with these specifications. The conditions relate to the installation of panels on properties countrywide and is not isolated to Gunnersbury.
I currently have a mortgage with UBS for my property in Gunnersbury. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
You must advise UBS prior to letting out your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel firm.
I have finally had an offer on a flat in Gunnersbury accepted, the sellers do nevertheless have an associated purchase. The vendors have put an offer on on an apartment, however it’s not yet agreed to, and have viewings of other properties booked. I have chosen a local conveyancing solicitor in Gunnersbury. What should be my next step? At what point should I apply for the mortgage with Coventry BS?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx £1k, then survey, Gunnersbury conveyancing search fees, etc). The first thing to do is check that your solicitor is on the Coventry BS approved list. As to the next stages this very much dictated by the circumstances of your transaction, desire for the property and on the state of the market. In a hot market many buyers will apply for a home loan with Coventry BS and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to move forward with searches.
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial estate in Gunnersbury?
Its becoming the norm that commercial conveyancing solicitors in Gunnersbury will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Gunnersbury. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Gunnersbury.
For each commercial conveyancing transaction in Gunnersbury it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Gunnersbury commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Gunnersbury.
I purchased my flat on 14 January and the transaction details is not yet registered. Need I be worried? My conveyancing solicitor in Gunnersbury expressed confidence that it would be concluded inside ten days. Are titles in Gunnersbury particularly slow to register?
There is nothing unique about conveyancing in Gunnersbury registration formalities. As opposed to being determined by geographic area, timeframes can adjust depending on who lodges the application, whether it is in order and if the Land registry need to notify any other persons or bodies. At present in the region of three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be longer delays. Registration is effected after the new owner is living at the premises thus 'speed' is not always top priority but where there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.
My business partner and I are intending to lease a unit on the high street. Can you recommend solicitors offering no-sale-no fees for non-domestic conveyancing in Gunnersbury for less than £1,200?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Gunnersbury, including the disposal and acquisition of businesses as well as simply property. If you are looking to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right solicitor. Regarding the fees these will vary based on the structure and nuances of the deal. Let us have your contact information or telephone us so that we may provide you with comprehensive commercial conveyancing calculation.
Notwithstanding our best endeavours, we have been unsuccessful in seeking a lease extension in Gunnersbury. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to judgment on the price payable.
An example of a Freehold Enfranchisement case for a Gunnersbury premises is 169 Southfield Road in September 2013. the tribunal decided that the premium to be paid in respect of the collective enfranchisement should be £51,203 This case related to 2 flats. The unexpired lease term was 64.64 years.
Are there frequently found deficiencies that you encounter in leases for Gunnersbury properties?
There is nothing unique about leasehold conveyancing in Gunnersbury. All leases are individual and drafting errors can result in certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:
Service charge per centages that don't add up correctly leaving a shortfall Repairing obligations to or maintain elements of the building
You may encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Accord Mortgages Ltd, Coventry Building Society, and Barclays Direct all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the purchaser to withdraw.