Just been in touch with my conveyancing solicitor in East Twickenham who conducted the legals 18 months ago and wanted a conveyancing quote based on the same type of house sale & purchase (a leasehold premises and a freehold property) of almost identical values with a home loan from The Mortgage Works. I am now being quoted twice the amount. Should I hunt for an alternative property lawyer?
The estimate does seem a tad steep. If you are prepared to expend time scrutinising quotes you may be able to trim some of the cost by say £100 plus VAT. That being said, assuming were content with the service the firm offered you couldlive to rue opting for an an unknown solicitor. If is important to check the firm can also act for The Mortgage Works. Do use our search tool to choose a East Twickenham conveyancing firm on the The Mortgage Works conveyancing panel, which can often include conveyancing solicitors in East Twickenham.
Having sold my house in East Twickenham last September yet the purchaser is whats apping every few hours complaining that his lawyer needs to hear from mine. What should my lawyer have done following completion?
Post completion of your house sale your lawyer should deliver the transfer documentation and all of the paperwork to the buyer’s conveyancer. If applicable, your conveyancer should also confirm that the home loan has been redeemed to the buyers solicitors. There is unlikely to be post completion steps unique to conveyancing in East Twickenham.
Forgive me if this question is silly but I am unseasoned as a 1st time purchaser of a ground floor flat in East Twickenham. Do I pick up the keys to the property on the completion date from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in East Twickenham?
On the day of completion you do not need to go to the conveyancers office in East Twickenham. Conveyancing lawyers for you will transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be able to collect the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
My fiancee and I are at the point of viewing flats in East Twickenham and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Principality.
It would be advisable to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are taking out a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.
At last I have had an offer on a maisonette in East Twickenham agreed to, the sellers do nevertheless have an associated purchase. The vendors have placed an offer on somewhere, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have selected a bricks and mortar conveyancing solicitor in East Twickenham. What do I do now? When do I get the mortgage application with Yorkshire BS going?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then valuation, East Twickenham conveyancing search costs, etc). The first thing to do is check that your solicitor is on the Yorkshire BS conveyancing panel. Concerning the subsequent steps this very much depends on the uniqueness of your transaction, desire for the property and on the state of the market. In a hot market the majority of buyers would apply for a home loan with Yorkshire BS and arrange for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to move forward with the conveyancing in East Twickenham.
Should my conveyancer be raising enquiries concerning flooding as part of the conveyancing in East Twickenham.
Flooding is a growing risk for conveyancers conducting conveyancing in East Twickenham. There are those who buy a house in East Twickenham, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not best placed to give advice on flood risk, however there are a numerous checks that can be carried out by the purchaser or by their conveyancers which will figure out the risks in East Twickenham. The conventional set of property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to find out whether the premises has ever been flooded. If the premises has been flooded in past and is not revealed by the owner, then a purchaser could commence a compensation claim as a result of such an inaccurate response. The buyer’s lawyers may also commission an environmental report. This will disclose whether there is a recorded flood risk. If so, additional inquiries will need to be carried out.
four months have gone by since my purchase conveyancing in East Twickenham completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. 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 property 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.
I've recently bought a leasehold flat in East Twickenham. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a ground flat in East Twickenham. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?
You certainly can. We are happy to put you in touch with a East Twickenham conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a East Twickenham flat is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case related to 1 flat. The unexpired term as at the valuation date was 60.45 years.