We are buying a house in Burnham. It might be a silly question but how we can trust a solicitor? At some point we have to send money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Burnham?
There are many recorded licenced Conveyancers in Burnham and Solicitor firms in Burnham offering conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We are getting a further advance on our mortgage from TSB as we wish to conduct a loft conversion to our house in Burnham. Are we obliged to appoint a high street Burnham solicitor on the TSB conveyancing panel to handle the paperwork?
TSB do not ordinarily require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.
Should my solicitor be asking questions about flooding as part of the conveyancing in Burnham.
Flooding is a growing risk for solicitors carrying out conveyancing in Burnham. There are those who purchase a house in Burnham, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to give advice on flood risk, but there are a various checks that can be undertaken by the buyer or by their lawyers which should figure out the risks in Burnham. The standard information sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to determine whether the property has ever been flooded. If the residence has been flooded in past and is not revealed by the owner, then a purchaser could commence a claim for damages stemming from an inaccurate reply. The purchaser’s conveyancers will also carry out an enviro report. This should disclose whether there is a recorded flood risk. If so, additional inquiries will need to be carried out.
How does conveyancing in Burnham differ for new build properties?
Most buyers of new build premises in Burnham approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Burnham typically acquire the real estate, 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 Burnham or who has acted in the same development.
Am I better off to use a Burnham conveyancing solicitor in close proximity to the house I am hoping to buy? I have an old university friend who can conduct the legal work but his firm is located 200miles drive away.
The benefit of a high street Burnham conveyancing practice is that you can visit the firm to sign documents, hand in your identification documents and pester them where appropriate. They will also have local insight which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and they were impressed that should surpass using an unfamiliar Burnham conveyancing lawyer solely due to them being local.
Estate agents have just been given the go-ahead to market my basement flat in Burnham. Conveyancing solicitors are to be appointed soon, however I have just received a quarterly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the invoice as normal given that all ground rent and maintenance invoices will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I acquired a ground floor flat in Burnham, conveyancing formalities finalised March 2002. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Burnham with over 90 years remaining are worth £191,000. The ground rent is £55 levied per year. The lease comes to an end on 21st October 2078
With just 54 years remaining on your lease the likely cost is going to range between £32,300 and £37,400 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
Is planning permission required to convert a single dwelling into two appartments in Burnham? This has occurred to a house opposite to a relative in Burnham and was unaware of it happening until the works were finished.
Planning permission is necessary for converting a single dwelling in Burnham into flats but probably not for reverting back to single dwelling-house so, in answer to your question, yes.