It has taken forever and a day but a loan offer from Santander for the refinancing of my 4 bedroom garden flat is coming within the next few days. Could you propose a cheap conveyancing law firm in Kentish Town?

This site is not designed to help those in pursuit of the cheapest conveyancing solicitors in Kentish Town. Our intention is to offer value for money conveyancing but we do not aim to work with the cheapest lawyers. Do not be swayed by companies teasing you with low cost conveyancing in Kentish Town. Optimistically, in being led by cheap conveyancing, you will get your money’s worth and at worst you will end up invoiced for additional fees and still not receive the service required.

My aunt passed away 10 months ago and as sole heir and executor I was left the property in Kentish Town. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this allowed?

Given you intend to re-mortgage then Bank of Ireland will insist on your using a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.

Will our conveyancer be raising enquiries concerning flooding as part of the conveyancing in Kentish Town.

Flooding is a growing risk for conveyancers conducting conveyancing in Kentish Town. There are those who acquire a property in Kentish Town, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, but there are a number of searches that can be carried out by the purchaser or by their conveyancers which will figure out the risks in Kentish Town. The conventional set of property information forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the seller, then a buyer could bring a claim for damages as a result of such an incorrect answer. A purchaser’s conveyancers may also commission an enviro search. This should indicate if there is any known flood risk. If so, more detailed inquiries should be initiated.

What is different about your site and alternative online quote calculators when it comes to conveyancing in Kentish Town?

At this site secure a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Kentish Town. As opposed to estate agents and brokerage sites we are not in the business of charging firms a fee if you instruct them for your conveyancing in Kentish Town

Despite our best efforts, we have been unsuccessful in trying to reach an agreement for a lease extension in Kentish Town. Can the Leasehold Valuation Tribunal adjudicate on premiums?

in cases where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to judgment on the sum to be paid.

An example of a Lease Extension decision for a Kentish Town flat is Flat 2 27 Mackeson Road in December 2012. The Tribunal assessed the value of the lease extension premium at £35,435 and rounded the figure to £35,500 This case affected 1 flat. The unexpired term as at the valuation date was 64.77 years.

What makes a Kentish Town lease unacceptable for security purposes?

Leasehold conveyancing in Kentish Town is not unique. Most leases are individual and legal mistakes in the legal wording can sometimes mean that certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:

Insurance obligations Service charge per centages that don't add up correctly leaving a shortfall

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. Halifax, Leeds Building Society, and TSB all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to pull out.