Is it possible for conveyancing in Forest Hill to be concluded in less than 3 weeks?
First, If you are under a tight deadline to exchange it is highly recommended that your conveyancer is familiar with the area as they will benefit local contacts and knowledge. It is even conceivable that they could have handled otherproperties in the same neighbourhood. You would be best advised to use a Forest Hill conveyancing lawyer. Second, ensure that the lawyer is on the lender panel. It is believed that nearly one in five of Forest Hill conveyancing deals are held up or jeopardised after discovering a buyer’s solicitor was not on their banks list of approved solicitors. In many cases this discovery resulted in the home move being delayed by as much as 21 days. It is believed that this issue affects approximately one hundred thousand home moves annually. Almost all Forest Hill conveyancing firms can not represent certain lenders so do check as early as possible.
Will conveyancers ask for an advanced payment for conveyancing in Forest Hill?
Where you are retaining lawyers for conveyancing in Forest Hill your solicitor will request that you put them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. When the down payment is as part of the total price then this should be required shortly before contracts are exchanged. Any further balance that is needed should be sent to your lawyer a few days ahead of the completion date.
We are buying a flat in Forest Hill. I might seem paranoid but how we can trust a lawyer? At some point we have to deposit funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
This question may be naive but I am wet behind the ears as a first time buyer of a garden flat in Forest Hill. Do I pick up the keys to the property on the completion date from my lawyer? If so, I will find a local conveyancing solicitor in Forest Hill?
On the day of completion you do not need to attend the conveyancers office in Forest Hill. Your solicitors will arrange to send the completion advance to the seller's lawyers, and shortly after the monies have arrived, you will be invited to collect the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
Bank of Ireland have agreed my home loan in principle, my offer on a apartment in Forest Hill has been accepted, now what?
The estate agent will want to know who your solicitors are (make sure the solicitors are on the lender’s approved list). Contact Bank of Ireland or the broker and finalise any appropriate paperwork. Bank of Ireland will sellect a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes on average a week to get a mortgage offer. Bank of Ireland will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Forest Hill.
Will our lawyer be making enquiries about flooding during the conveyancing in Forest Hill.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Forest Hill. Plenty of people will purchase a property in Forest Hill, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, but there are a numerous searches that can be undertaken by the purchaser or by their solicitors which will give them a better appreciation of the risks in Forest Hill. The conventional set of information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to determine if the property has suffered from flooding. If the property has been flooded in past which is not notified by the seller, then a purchaser could issue a claim for damages as a result of such an inaccurate reply. A buyer’s solicitors should also conduct an environmental report. This should indicate if there is any known flood risk. If so, more detailed investigations will need to be made.
2 months have gone by following my purchase conveyancing in Forest Hill took place. 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 residence 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.
What advice can you give us when it comes to appointing a Forest Hill conveyancing practice to deal with our lease extension?
When appointing a solicitor for your lease extension (regardless if they are a Forest Hill conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Forest Hill conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:
How familiar is the practice with lease extension legislation? How many lease extensions has the firm completed in Forest Hill in the last twenty four months?
I am the leaseholder of a first floor flat in Forest Hill. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?
Where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the LVT to arrive at the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Forest Hill residence is Flat 1 40-42 Ewelme Road in August 2012. the Tribunal assessed the premium for the lease extension in the sum of £11,800 This case related to 1 flat. The number of years remaining on the existing lease(s) was 61.81 years.