My mortgage broker has requested my Crossness lawyer’ panel member for the Nat West conveyancing panel. Can you suggest how I discover this. I have e-mailed my local Crossness office but they cant find it on their system.
You are best placed to get this information from your Crossness conveyancer . Most Crossness law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Will my lawyer be raising enquiries about flooding during the conveyancing in Crossness.
Flooding is a growing risk for solicitors specialising in conveyancing in Crossness. Some people will purchase a property in Crossness, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, but there are a numerous checks that may be initiated by the buyer or by their solicitors which should figure out the risks in Crossness. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the owner to discover whether the property has suffered from flooding. If the premises has been flooded in past and is not disclosed by the owner, then a buyer could issue a compensation claim stemming from an misleading answer. The purchaser’s lawyers should also order an enviro search. This should reveal if there is a recorded flood risk. If so, additional investigations will need to be conducted.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Crossness is where the house is located. Is there any advice you can give?
Flying freeholds in Crossness are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Crossness you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crossness may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
In what way does the Landlord & Tenant Act 1954 affect my business property in Crossness and how can your lawyers assist?
The particular law that you refer to provides security of tenure to commercial leaseholders, granting the legal entitlement to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Crossness
When it comes to my conveyancing in Crossness should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Crossness conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.