I have been told that property searches are the number one cause of hinderance in Grove Park conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances in the conveyancing process. Local searches are not likely to feature in any slowing down conveyancing in Grove Park.

The deeds to my home can not be found. The conveyancers who conducted the conveyancing in Grove Park 10 years ago are no longer around. What do I do?

You no longer need to hold title official documentation to evidence that you own the land or property, as the Land Registry hold details of all registered land or property electronically.

I have been on the look out for a leasehold apartment up to £195,000 and found one round the corner in Grove Park I like with a park and transport links nearby, however it's only got 61 years unexpired on the lease. There is not much else in Grove Park suitable, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a home loan the shortness of the lease will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

I wish to sublet my leasehold apartment in Grove Park. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Notwithstanding that your previous Grove Park conveyancing solicitor is not around you can check your lease to check if it allows you to sublet the apartment. The rule is that if the lease is non-specific, subletting is allowed. Quite often there is a prerequisite that you are obliged to obtain permission from your landlord or other appropriate person prior to subletting. This means you not allowed to sublet without prior consent. Such consent must not not be unreasonably turned down. If the lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.

Following years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Grove Park. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

in cases where there is a missing freeholder 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 arrive at the sum to be paid.

An example of a Lease Extension decision for a Grove Park property is 49 Woodstock Court Burnt Ash Hill in May 2012. the payment of £64,116 by the leaseholder was the premium which the Tribunal found due for the lease extension in this case. This case was in relation to 1 flat. The remaining number of years on the lease was 23.26 years.

The conveyancing solicitors undertaking our conveyancing in Grove Park has forwarded documents to review that indicate that the property is unregistered with epitome documents. How can it be that the property not registred at HM Land Regsitry?

Whilst the vast majorities of properties in Grove Park are now registered with the Land Registry there are still a few that are unregistered. Any property in Grove Park that has been remortgaged since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Grove Park property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Grove Park conveyancing solicitors will be familiar with this type of conveyancing but where uncertainty reigns the prevailing proposition nowadays is for the seller’s conveyancer to undertake the registration formalities first and subsequently sell - this will have a domino effect to cause a significant delay.