Should our lawyer be raising enquiries concerning flooding during the conveyancing in North Woolwich.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in North Woolwich. There are those who purchase a house in North Woolwich, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, however there are a various checks that can be carried out by the buyer or by their solicitors which will give them a better appreciation of the risks in North Woolwich. The standard property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to discover whether the property has historically flooded. If flooding has previously occurred which is not revealed by the seller, then a purchaser could commence a legal claim for losses as a result of such an inaccurate reply. A purchaser’s conveyancers may also conduct an enviro report. This should higlight if there is any known flood risk. If so, further inquiries should be conducted.
I moved into my flat on 9 October and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in North Woolwich said it would be recorded in a couple of weeks. Are properties in North Woolwich uniquely lengthy to register?
As far as conveyancing in North Woolwich is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can vary subject to the party submitting the application, whether there are errors and if the Land registry need to notify any 3rd persons or bodies. At present in the region of 80% of such applications are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Historically registration takes place after the buyer has moved in to the property therefore 'speed' is not typically top priority but where there is a degree of urgency associated with the registration then you or your lawyers could speak with the land registry and explain the circumstances.
I'm buying a new build house in North Woolwich benefiting from help to buy. The developers refused to budge the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not disclose to my conveyancer about this deal as it could impact my loan with the lender. Is this normal?.
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.
Taking into account that I am about to spend over three hundred thousand on a garden flat in North Woolwich I would like to have a conversation with the solicitor about myhome move prior to giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer due to be conducting your conveyancing in North Woolwich.There is no ‘factory style conveyancing’ - every client is an important individual, not a case reference. The practices that we put you in touch with believe that the fees you are quoted for your conveyancing in North Woolwich should be the amount on the final invoice that you end up paying.
I've recently bought a leasehold house in North Woolwich. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Having spent months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in North Woolwich. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We are happy to put you in touch with a North Woolwich conveyancing firm who can help.
An example of a Lease Extension decision for a North Woolwich residence is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case affected 1 flat. The remaining number of years on the lease was 69.77 years.