What happens if my lawyer’s firm is expelled from the HSBC Solicitor panel ahead of completing my conveyancing in Emersons Green?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I have todaydiscovered that Wolstenholmes have closed. They conducted my conveyancing in Emersons Green for a purchase of a leasehold apartment 9 months ago. How can I check that the property is in my name in the name of the previous owner?
The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Emersons Green conveyancing specialists.
I am buying a new build apartment in Emersons Green. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Emersons Green
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There must be mutual enforceability of lessee’s covenants. 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. Please supply a car parking plan. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I opted to have a survey done on a house in Emersons Green prior to appointing solicitors. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some banks may refuse to issue a loan on this type of house.
It depends who your proposed lender is. Santander has different instructions from Halifax. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Emersons Green. Conveyancing will be smoother if you use a solicitor in Emersons Green especially if they are acquainted with such properties in Emersons Green.
Should I instruct a Emersons Green conveyancing practitioner who is local to the property I am hoping to buy? I have an old university friend who can conduct the conveyancing but they are based a couple of hundredkilometers drive away.
The benefit of a high street Emersons Green conveyancing firm is that you can visit the firm to sign documents, present your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and in the main were happy that should trump using an unfamiliar Emersons Green conveyancing lawyer solely due to them being round the corner.
Estate agents have just been given the go-ahead to market my ground floor flat in Emersons Green.Conveyancing has not commenced however I have recently received a quarterly service charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should discharge the invoice as you normally would because all ground rent and service invoices should be allottedon completion, so you should recover the relevant percentage by the purchaser 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. This will smooth the conveyancing process