We chose a Erith based solicitor for my conveyancing in Erith yesterday. Going through the official terms of business I noteI am responsible for fees even if the movefalls through. Would I be best advised to appoint a web based conveyancing brokerage advertising no move no charge conveyancing in Erith?
It is usually a trade off in that if "No Sale No Fee" is advertised then the fee levels will tend to be be more expensive to offset those conveyances that fail to complete. Also remember that such schemes rarely protect you from expenses such your Erith conveyancing search expenses.
The Erith conveyancing firm that I appointed last week on my purchase in Erith have suddenly closed. They were on acting for me because I had to have a solicitor on the Yorkshire BS conveyancing panel and my previous Erith lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Yorkshire BS 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 solicitors may be able to help.
What can a local search inform me regarding the house I am buying in Erith?
Erith conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company such as Searches UK The local search is essential in every Erith conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
How does conveyancing in Erith differ for new build properties?
Most buyers of new build premises in Erith come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Erith usually acquire the site, 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 property lawyers 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 Erith or who has acted in the same development.
I am a negotiator for a reputable estate agency in Erith where we have experienced a number of leasehold sales jeopardised as a result of leases having less than 80 years remaining. I have been given contradictory information from local Erith conveyancing firms. Please can you shed some light as to whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Following months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Erith. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We are happy to put you in touch with a Erith conveyancing firm who can help.
An example of a Lease Extension decision for a Erith premises is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired lease term was 76 years.
There are a number of properties in Erith on private roads. My wife and I are purchasing one such house. What are the pros and cons of buying a property on a private road?
Erith conveyancing lawyers are well versed in dealing homeson private. The lawyer will investigate Land Registry data to find any rights or responsibilities. In many cases there is a management company (wholly owned by residents) that owners pay into to maintain the road. If one exists, the road will likely be maintained and look better than publicly adopted.