We are soon to complete buying a property in Millwall but as a consequence of damage from a small fire at the property I have managed to agree recompense from the current proprietors of six thousand pounds taking the form of a adjustment in the price. This was going to be dealt with as part of amending the contract yet Santander will not permit this. Why were they informed?

Any property lawyer being on a Santander approved list is duty bound to inform Santander of any amendments to the purchase price. If you prohibit your property lawyer to report the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new property lawyer for your conveyancing in Millwall.

Should my solicitor be making enquiries about flooding during the conveyancing in Millwall.

Flooding is a growing risk for conveyancers carrying out conveyancing in Millwall. There are those who purchase a property in Millwall, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, however there are a number of searches that can be initiated by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Millwall. The standard property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the vendor to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the seller, then a buyer may issue a legal claim for losses as a result of such an inaccurate reply. The purchaser’s conveyancers should also carry out an enviro search. This should reveal if there is any known flood risk. If so, further inquiries will need to be conducted.

About to purchase a new build flat in Millwall. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Millwall

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

Should I be wary by third parties that I am dealing with are suggesting an online conveyancing firm as opposed to a local Millwall conveyancing firm?

As with many service providers, often referrals from relatives can be very helpful. But there are lots of players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may suggest conveyancers to instruct. Sometimes these solicitors might be known to one of the organisations as being good in their field, but occasionally there is an underlying financial incentive behind the endorsement. You are free to select your own lawyer. Don't forget that most lenders operate an approved list of solicitors you must use for the lender aspect of your home move.

I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Millwall conveyancing firm to assist?

Absolutely. We can put you in touch with a Millwall conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Millwall property is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case affected 3 flats. The unexpired term was 101.61 years.

What makes a Millwall lease defective?

Leasehold conveyancing in Millwall is not unique. All leases are unique and drafting errors can result in certain provisions are wrong. The following missing provisions could result in a defective lease:

Insurance obligations Maintenance charge proportions which don’t add up to the correct percentage

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Skipton Building Society, and Britannia all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the purchaser to pull out.