Will commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Wandsworth?

Many commercial conveyancing solicitors in Wandsworth will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Wandsworth. The search result sets out 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 Wandsworth.

For every commercial conveyancing transaction in Wandsworth it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Wandsworth commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Wandsworth.

The estate agent has sent us the confirmation of our purchase of a new build flat in Wandsworth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Wandsworth

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Is it possible to transfer to a new firm as I have to retain a firm on the Bank of Scotland conveyancing panel. I had appointed a local conveyancing solicitor in Wandsworth five minutes from me but she is not accepted by Bank of Scotland

We will our best to assist in finding you a conveyancing solicitor in Wandsworth on the Bank of Scotland panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Wandsworth. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Wandsworth.

In my capacity as executor for the estate of my father I am selling a residence in Monmouth but live in Wandsworth. My solicitor (approximately 250 miles from meneeds me to sign a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Wandsworth to witness this legal document for me?

strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Wandsworth based

Last May I purchased a leasehold flat in Wandsworth. Do I have any liability for service charges relating to a period prior to completion of my purchase?

In a situation 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. A critical element of leasehold conveyancing for your conveyancer to be sure 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).

Following years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Wandsworth. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Where there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the price.

An example of a Freehold Enfranchisement case for a Wandsworth flat is 4 Galveston Road in August 2012. The Tribunal determined that the price payable in respect of the purchase of the freehold was £22,650. The Tribunal remited this matter back to the Wandsworth County Court for execution of the freehold Transfer Deed. This case affected 2 flats.