What is the best way to find the right lawyer to provide a 1st class service for our conveyancing in Belmont?
Option 1 is to ask relatives who they would recommend.
Option 2 is to use a comparison service on the web for conveyancing in Belmont. Telephone a couple or more firms listed and request that they send you their conveyancing quote and speak to the lawyer who will conduct your conveyancing beforemaking your choice.
Third is to make use of this site to assist you in finding the right lawyers taking into account your unique requirements including location,deadlines, complications and who your intended mortgage company is. Resist the temptation to opt for ninety nine pound conveyancing in Belmont
Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Belmont. Do I receive the keys to the premises on the completion date from my solicitor? If so, I will appoint a local conveyancing solicitor in Belmont?
On the day of completion you will not be required to go to the conveyancers office in Belmont. Conveyancing lawyers for you will transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you will be called to receive the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
Intending to buy a apartment in Belmont. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Belmont solicitor is on the Nottingham conveyancing panel.
Coventry BS have agreed my home loan in principle, my offer on a property in Belmont has been agreed to, what happens next?
Your property agent will wish to know who your solicitors are (make sure the conveyancers are on the bank’s approved list). Call up Coventry BS or your financial adviser and finalise any appropriate forms. Coventry BS will appoint a valuer who will get in touch with the selling agent or owners to book an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Coventry BS will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Belmont.
Should our conveyancer be making enquiries concerning flooding as part of the conveyancing in Belmont.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Belmont. There are those who acquire a property in Belmont, completely expectant 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, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, however there are a various checks that may be initiated by the purchaser or by their solicitors which will give them a better appreciation of the risks in Belmont. The standard information supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to determine if the property has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the seller, then a buyer may issue a compensation claim as a result of such an incorrect reply. The purchaser’s solicitors may also order an enviro search. This should indicate whether there is a recorded flood risk. If so, further investigations should be carried out.
four months have gone by following my purchase conveyancing in Belmont completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build apartment in Belmont. Conveyancing is a frightening process 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 may expect your new-build leasehold conveyancing in Belmont
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Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Can you provide any advice for leasehold conveyancing in Belmont from the point of view of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Belmont can be avoided if you appoint lawyers as soon as you market your property and ask them to put together the leasehold documentation which will be required by the purchasers’ lawyers. If you have had any disputes with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic rather than unresolved. You may think that you are aware of the number of years left on your lease but it would be wise to verify this by asking your lawyers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the lease term is below 75 years. In the circumstances it is essential at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. In the event that you altered the property did you need the Landlord’s permission? Have you, for example installed wooden flooring? Belmont leases often stipulate that internal structural changes or addition of wooden flooring require a licence from the Landlord acquiescing to such alterations. Where you dont have the approvals in place you should not contact the landlord without contacting your solicitor before hand.
Having spent months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Belmont. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We are happy to put you in touch with a Belmont conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Belmont property is 197 Byron Road in March 2013. In relation to the value of the extended lease the tribunal concluded that the appropriate premium should be £19237 This case related to 1 flat. The remaining number of years on the lease was 70.92 years.