Last August we completed a house move in Tottenham. We have noticed several problems with the house which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been conducted as part of conveyancing in Tottenham?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Tottenham. Conveyancing searches and due diligence undertaken as part of the buying process are carried out to help avoid problems. As part of the process, a seller answers a document known as a Seller’s Property Information Form. If the information proves to be inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Tottenham.
Do commercial conveyancing searches reveal impending roadworks that may impact a commercial land in Tottenham?
Many commercial conveyancing solicitors in Tottenham will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Tottenham. 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 Tottenham.
For each commercial conveyancing transaction in Tottenham 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 cause delays to Tottenham commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Tottenham.
Due to the input of my in-laws I had a survey completed on a house in Tottenham before appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend refuse to grant a mortgage on such a home.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Tottenham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Tottenham to see if the conveyancing will be more expensive.
Is it possible to transfer to a new conveyancer as I need to choose a firm on the Alliance & Leicester conveyancing list. I hired a high street conveyancing solicitor in Tottenham round the corner but he is not accepted by Alliance & Leicester
We will our best to assist in finding you a conveyancing solicitor in Tottenham on the Alliance & Leicester panel. Please note that the law firms that we on the directory do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Tottenham. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Tottenham.
I work for a reputable estate agency in Tottenham where we see a number of leasehold sales put at risk due to short leases. I have received conflicting advice from local Tottenham conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Having spent years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Tottenham. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We are happy to put you in touch with a Tottenham conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Tottenham flat is 30 Strode Road in June 2013. Following a vesting order by Edmonton County Court on 20th February 2013 the Tribunal arrived at a valuation for enfranchisement of £10,256 for the premises (£4,074 for the Ground Floor Flat and £6182 for the First Floor Flat) and £100 for the appurtenant land. This case affected 2 flats. The unexpired lease term was 83.33 and 77.3.