This question may be naive but I am unseasoned as FTB of a two bedroom flat in Grange Park. Do I collect the keys to the premises on completion from my solicitor? If so, I will find a High Street conveyancing solicitor in Grange Park?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be called to pick up the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
I recently had an offer agreed on an apartment in Grange Park. My mortgage broker suggested a solicitor. I paid an on account payment of £150. Shortly after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
After shopping around on the internet I have found a Grange Park lawyer having checked that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Grange Park surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have todaybecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in Grange Park for a purchase of a freehold house 10 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The quickest method to see if the property is registered to you, you can make 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 Grange Park conveyancing specialists.
How does conveyancing in Grange Park differ for newly converted properties?
Most buyers of new build or newly converted property in Grange Park approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Grange Park typically acquire the real estate, 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 conveyancing solicitors 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 Grange Park or who has acted in the same development.
I am using a search engine for the phrase on line conveyancing in Grange Park it reveals numerous property lawyerslocally. How do I determine which is the right conveyancer for purchase transaction?
The ideal way of finding a suitable conveyancer is through a personal testimonial, so seek the opinion of friends and those you trust who have purchased a property in Grange Park or a local estate agent or mortgage broker. Fees for conveyancing in Grange Park differ, so it's advisable to obtain at least three costs illustrations from different companies. Make sure that you know that the fees are fixed.
Back In 2000, I bought a leasehold house in Grange Park. Conveyancing and Chelsea Building Society mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Grange Park who acted for me is not around. What should I do?
First make enquiries of the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Grange Park conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Grange Park conveyancing firm to assist?
Where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the amount due.
An example of a Lease Extension matter before the tribunal for a Grange Park flat is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case affected 1 flat. The unexpired term was 81.79 years.
What is the reason for my conveyancing practitioner requiring a list of items of ID ahead of starting my conveyancing in Grange Park?
Grange Park conveyancing practitioners are obliged by the Law Society, Solicitors Regulation Authority, the Land Registry and current Money Laundering legislation to certify that the have verified the identity of their clients. It is also sometimes a condition of your lender where you are taking a mortgage. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, national insurance number and DOB.