Do commercial conveyancing searches disclose impending roadworks that could affect a commercial premises in Southborough?

Its becoming the norm that commercial conveyancing solicitors in Southborough will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Southborough. The report 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 Southborough.

For each commercial conveyancing transaction in Southborough it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Southborough commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Southborough.

I acquired my flat on 14 July and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Southborough said it will be recorded in less than a month. Are properties in Southborough particularly slow to register?

As far as conveyancing in Southborough is concerned, registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether it is in order and whether the Land registry communicate with any 3rd persons or bodies. Currently roughly 80% of submission are fully addressed in less than three weeks but some can be subject to longer delays. Registration takes place after the buyer has moved in to the premises so an expedited registration is not usually top priority yet if there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.

I am purchasing a new build house in Southborough benefiting from help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not to tell my solicitor about this deal as it may jeopardize my loan with TSB. 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.

In my capacity as executor for the estate of my grandfather I am selling a property in Cardiff but reside in Southborough. My conveyancer (who is 260 miles awayrequires that I sign a statutory declaration prior to completion. Can you recommend a conveyancing lawyer in Southborough to witness and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are based in Southborough

I want to let out my leasehold flat in Southborough. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

The lease governs relations between the freeholder and you the leaseholder; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Southborough do not contain an absolute prevention of subletting – such a clause would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

We have reached the end of our tether in trying to purchase the freehold in Southborough. Can the Leasehold Valuation Tribunal adjudicate on premiums?

You certainly can. We are happy to put you in touch with a Southborough conveyancing firm who can help.

An example of a Lease Extension decision for a Southborough property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired term was 50.57 years.