The Bowes Park conveyancing firm that I recently instructed on my house acquisition in Bowes Park have without warning shut down. I only went with them because I needed a lawyer on the Principality conveyancing panel and my previous Bowes Park lawyer was not. I paid them funds in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Principality 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 lawyers should be in a position to assist.
The deeds to my home are lost. The solicitors who handled the conveyancing in Bowes Park 5 years ago have long since closed. What do I do?
Nowadays there are copies made of almost everything, and your lawyer should know precisely where to locate all the appropriate paperwork so you can purchase or dispose of your property without a hitch. If duplicates can’t be located, your solicitor may be able to arrange cover in the form of insurance or indemnities against future claims on the property.
How does conveyancing in Bowes Park differ for newly converted properties?
Most buyers of new build residence in Bowes Park come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Bowes Park tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bowes Park or who has acted in the same development.
I am looking for a conveyancing practitioner in Bowes Park for my remortgage. Can I check a solicitor's record with the legal regulator?
You can search for published Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.
Having checked my lease I have discovered that there are only Sixty One years remaining on my flat in Bowes Park. I am keen to get lease extension but my freeholder is can not be found. What are my options?
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 extended by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to track down the freeholder. In some cases an enquiry agent should be useful to conduct investigations and to produce an expert document to be used as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer both on devolving into the landlord’s disappearance and the vesting order request to the County Court covering Bowes Park.
I own a ground-floor 1950’s flat in Bowes Park. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
Where there is a missing landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to decide the premium.
An example of a Lease Extension case for a Bowes Park residence is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case affected 1 flat. The remaining number of years on the lease was 81.79 years.
I am purchasing a leasehold apartment in Bowes Park. Conveyancing estimates are coming in at around £two thousand. Does that seem right?
The average cost last year for conveyancing in Bowes Park was just over one thousand four hundred and fifty pounds not including Stamp Duty and HM Land Registry charges.