Can you recommend a Alliance & Leicester accepted Elland conveyancing solicitor that can complete within two weeks? Am I best advised to unstruct a high street Elland solicitor or an online comparison site?
We can recommend some very good Elland conveyancing firms. You can also walk up the high street in Elland. Go in to some well established firms and request to see a conveyancing solicitor for a fee estimate. Mention your requirements together with your reasons and ask for a commitment on your deadline. Appoint the lawyer that appears most efficient.
Will my solicitor be asking questions about flooding as part of the conveyancing in Elland.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Elland. Some people will buy a house in Elland, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, but there are a number of checks that can be carried out by the purchaser or by their lawyers which can give them a better appreciation of the risks in Elland. The standard property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to discover whether the property has suffered from flooding. In the event that the premises has been flooded in past which is not disclosed by the owner, then a purchaser could commence a claim for damages stemming from an incorrect reply. The purchaser’s solicitors will also carry out an enviro search. This should higlight whether there is a recorded flood risk. If so, more detailed inquiries will need to be conducted.
It has been 2 months following my purchase conveyancing in Elland concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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.
Over the last few months I have been searching for a flat up to £235,500 and identified one close by in Elland I like with amenity areas and railway links nearby, the downside is that it's only got 51 years on the lease. There is not much else in Elland in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
As co-executor for the estate of my grandmother I am disposing of a property in Swansea but reside in Elland. My lawyer (approximately 300 kilometers from meneeds me to execute a statutory declaration ahead of completion. Could you suggest a conveyancing lawyer in Elland to witness this legal document for me?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Elland based
My solicitors in Elland have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the lender. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the bank directly.