I am in a contract race with another buyer for a property in Norris Green. What can be done to speed up the buying process?
In the event that you are under a tight deadline for your conveyancing we would recommend that your solicitor is familiar with the location as they will have local contacts and knowledge. It is even conceivable that they could have conducted previousproperties in the same street. Therefore consider using a Norris Green conveyancing solicitor. In addition, double check that the conveyancing firm is on the member panel. It is said that 18% of Norris Green conveyancing transactions are delayed or jeopardised after discovering a purchaser’s conveyancer was not on their banks list of approved solicitors. In many cases this discovery resulted in the conveyancing being held up by an average of 21 days. It is estimated that this issue affects in the region of one hundred thousand home sales every year. Almost all Norris Green conveyancing firms can not represent certain banks so do check at the outset.
The Norris Green conveyancing firm that I recently instructed on my house acquisition in Norris Green have suddenly shut down. They were on acting for me because I needed a lawyer on the Bank of Ireland conveyancing panel and my preferred Norris Green lawyer was not. I sent them a cheque for £250 in advance. What should be my next steps?
If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
Should our solicitor be raising enquiries regarding flooding as part of the conveyancing in Norris Green.
The risk of flooding is if increasing concern for solicitors dealing with homes in Norris Green. There are those who buy a property in Norris Green, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, but there are a various checks that may be undertaken by the buyer or by their conveyancers which can give them a better appreciation of the risks in Norris Green. The standard property information forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the seller to discover whether the property has suffered from flooding. In the event that the property has been flooded in past and is not revealed by the vendor, then a purchaser may commence a legal claim for losses as a result of such an inaccurate answer. The purchaser’s solicitors should also conduct an environmental search. This should reveal if there is a recorded flood risk. If so, further inquiries should be conducted.
I opted to have a survey carried out on a property in Norris Green ahead of instructing solicitors. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some mortgage companies may refuse to issue a loan on such a house.
It depends who your proposed lender is. HSBC has different requirements from Halifax. If you call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Norris Green. Conveyancing may be slightly more expensive based on your lender's requirements.
In my capacity as executor for the will of my grandfather I am selling a house in Cardiff but live in Norris Green. My lawyer (based 250 kilometers from merequires that I execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing lawyer in Norris Green who can attest this legal document for me?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Norris Green based
I am in need of some leasehold conveyancing in Norris Green. Before I get started I would like to find out the number of years remaining on the lease.
Assuming the lease is registered - and 99.9% are in Norris Green - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Norris Green - Examples of Questions you should ask before buying
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You should want to find out as much as you can concerning the company managing the block as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to day to day matters like the upkeep of the common parts. Enquire of other people what they think of their management. On a final note, be sure you understand the dates that the service charges are due to the appropriate party and specifically what you get for your money. How many of the leaseholders are in arrears for their service charge payments? The majority of Norris Green leasehold flats will incur a service charge for maintenance of the building set on behalf of the management company. Where you buy the property you will have to meet this charge, usually quarterly throughout the year. This can be anything from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all probability there will be a rentcharge to be met annual, normally this is not a exorbitant sum, say approximately £25-£75 but you need to check as sometimes it could be many hundreds of pounds.