Having sold my house in West Wickham last January yet the purchaser is SMS messaging every few hours to say his conveyancer is waiting to hear from myconveyancer. What should have happened now that I have sold?
Following your house sale your lawyer is committed to send the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor should also evidence that the legal charge in favour of the lender has been repaid to the purchasers solicitors. There are no post completion requirements specific conveyancing in West Wickham.
After researching consumer advice sites for a cheap lawyer in West Wickham, many advise that I must use a CQS accredited lawyer. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to best practice conveyancing procedures via the scheme protocol It covers many firms who perform conveyancing in West Wickham.
My lawyer has informed me that lack of right of way insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in West Wickham?
The appropriate level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Barnsley Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
Can I be sure that the West Wickham conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in West Wickham obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor carrying out your conveyancing.
I have instructed a West Wickham conveyancer having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own West Wickham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have a semi-detached Edwardian property in West Wickham. Conveyancing solicitor acted for me and Barclays . I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Wickham and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing solicitor who conducted the purchase.
Am I right to be wary by estate agents that I am dealing with are encouraging me to use an online conveyancing firm rather than a local West Wickham conveyancing firm?
As is the case with lots of professional services, often input from family and friends can be extremely useful or valuable. Nevertheless there are lots of parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies may put forward lawyers to appoint. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying financial incentive behind the endorsement. You are at liberty to choose your own conveyancer. However, bear in mind that many banks specify a panel list of conveyancers you are obliged to use for the mortgage related work in your home move.
Can you offer any advice when it comes to choosing a West Wickham conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a West Wickham conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non West Wickham conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:
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Can they put you in touch with clients in West Wickham who can give a testimonial?
Notwithstanding our best endeavours, we have been unsuccessful in seeking a lease extension in West Wickham. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We can put you in touch with a West Wickham conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a West Wickham property is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case was in relation to 2 flats. The number of years remaining on the existing lease(s) was 76.75 and 88.83.