I am looking to buy a flat and need a conveyancing solicitor in Falconwood who is on the Alliance & Leicester conveyancing. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Alliance & Leicester in certain locations such as Falconwood. We dont recommend any particular firm.
A relative informed me that in purchasing a property in Falconwood there may be a number of restrictions prohibiting external changes to a property. Is this right?
We are aware of a number of properties in Falconwood which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Falconwood should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Falconwood solicitors on the Nationwide conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nationwide approved list of solicitors they would need to be governed by the SRA. Some lenders do allow licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
We are getting the release of further monies on our home loan from Coventry BS as we want to carry out a loft conversion to our house in Falconwood. Do we need to select a nearby Falconwood solicitor on the Coventry BS conveyancing panel to handle the legals?
Coventry BS do not ordinarily instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS panel.
What can a local search tell me concerning the property we're purchasing in Falconwood?
Falconwood conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Xpress Legal The local search is essential in every Falconwood conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications applicable to the property (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 13 topic areas.
The deeds to my home can not be found. The solicitors who conducted the conveyancing in Falconwood 10 years ago are no longer around. What do I do?
These day there are copies made of almost everything, and your conveyancer should know precisely where to locate all the relevant documentation so you can purchase or sell your property without a hitch. If duplicates can’t be located, your lawyer may be able to put in place insurance or indemnities protecting you against future claims on your property.
Am I best advised to instruct a Falconwood conveyancing lawyer based in the location that I am hoping to buy? An old friend can handle the legal work but they are based 300miles away.
The benefit of a local Falconwood conveyancing firm is that you can pop in to execute paperwork, present your ID and apply pressure on them where appropriate. They will also have local knowledge which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and the majority were happy that should outweigh using an unfamiliar Falconwood conveyancing lawyer just because they are round the corner.
Can you provide any advice for leasehold conveyancing in Falconwood from the perspective of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Falconwood can be avoided if you appoint lawyers the minute your agents start advertising the property and ask them to put together the leasehold information needed by the purchasers’ representatives. If there is a history of any disputes with your freeholder or managing agents it is essential that these are settled prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic rather than unresolved. Many freeholders or managing agents in Falconwood levy fees for providing management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Falconwood. If you are supposed to have a share in the freehold, you should make sure that you hold the original share document. Arranging a replacement share certificate can be a time consuming formality and delays many a Falconwood conveyancing deal. If a reissued share certificate is required, do contact the company director and secretary or managing agents (if relevant) for this at the earliest opportunity. You believe that you know the number of years left on your lease but it would be wise to verify this via your solicitors. A purchaser's lawyer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is below 80 years. In the circumstances it is essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.
I am the proprietor of a garden flat in Falconwood. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
Absolutely. We are happy to put you in touch with a Falconwood conveyancing firm who can help.
An example of a Lease Extension case for a Falconwood residence is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case was in relation to 1 flat.