Me and my partner are purchasing a flat in Forest Row. I might seem paranoid but how we can trust a conveyancer? At some point we have to send our life savings into their account. What is the protection we have from them run away with our monies?
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.
Can I be sure that the Forest Row conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Forest Row seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your transaction.
The formalities of my purchase has taken place for my property in Forest Row. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am close to exchanging contracts on the sale of our property in Forest Row and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Forest Row. Having lived in Forest Row for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
The deeds to our house are lost. The conveyancers who conducted the conveyancing in Forest Row 4 years ago are no longer around. What are my next steps?
You no longer need to have the physical official documentation to establish that you own the land or property, as the Land Registry hold details of all registered land or property electronically.
I am buying a new build apartment in Forest Row. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Forest Row
-
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are surveyor prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision.
My partner and I may need to sub-let our Forest Row basement flat temporarily due to a new job. We instructed a Forest Row conveyancing practice in 2004 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Your lease dictates relations between the landlord and you the flat owner; in particular, it will say if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Forest Row do not contain strict prohibition on subletting – such a clause would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
Forest Row Conveyancing for Leasehold Flats - Sample of Queries before buying
-
What is the length of the lease? What is the service charge and ground rent on the apartment? It is important to be aware if redecorating or some other major work is anticipated that will be shared between the tenants and could well dramatically impact the level of the maintenance charges or necessitate a one time invoice.
I am an executor of my recently deceased aunt’s Will, with a house in Forest Row which will be marketed. The bungalow is unregistered at HMLR and I'm advised that many EAs will insist that it is completed before they'll proceed. What's the mechanism for this?
In the situation you refer to it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.