We were about to choose a conveyancing solicitor in Acton listed using your comparison tool but have come across some other quotes via the web appear less pricey – why is this?
There are numerous websites advertising supposedly £99 conveyancing, but supplementalcharges result in the final fee totally different to the one you expected. Solicitors are duty bound to ensure fees outlined in terms and conditions should be transparent and reasonable and be applied The solicitors that we put forward for conveyancing in Acton specify all costs for a domestic conveyancing case.
My wife and I have a semi-detached Georgian house in Acton. Conveyancing practitioner acted for me and The Mortgage Works. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should read 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Acton and other locations in 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 position with your conveyancing solicitor who carried out the work.
About to purchase a new build flat in Acton. Conveyancing is necessary evil 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 are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Acton
There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
We're novice buyers - agreed a price, yet the agent advised that the vendor will only issue a contract if we instruct the agent's chosen conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer who is accustomed to conveyancing in Acton
We suspect that the owner is unaware of this demand. Should the owner require ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Bypass the agents and go straight to the owners and explain that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to instruct your own,trusted Acton conveyancing lawyers - not the ones that will give their estate agent a introducer fee or achieve conveyancing targets set by corporate headquarters.
There are only 62 years left on my flat in Acton. I need to extend my lease but my landlord is missing. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you have made all reasonable attempts to track down the freeholder. In some cases a specialist would be useful to carry out a search and to produce a report which can be used as evidence that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s absence and the application to the County Court overseeing Acton.
I have given up trying to purchase the freehold in Acton. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the premium.
An example of a Freehold Enfranchisement matter before the tribunal for a Acton premises is 4 Woodhurst Road in July 2013. The Tribunals valuation for the premium to be paid in respect of the collective enfranchisement was £51,050. This case was in relation to 2 flats. The unexpired term was 63.75 years.
Much to my surprise my conveyancing solicitor in Acton has requested from me ID documents asserting that this forms part of his obligations as a solicitor on the lender Conveyancing panel. This is news to me - can I refuse?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not unique to conveyancing in Acton