It is is a decade since I bought my home in Ham. Conveyancing lawyers have just been retained on the sale but I can't find my title documents. Will this cause complications?
You need not be too concerned. First the deeds may be kept by your mortgage company or they may stored with the lawyers who handled the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Ham relates to registered property but in the unlikely event that your home is not registered it is more problematic but is resolvable.
This question may be naive but I am unseasoned as FTB of a two bedroom flat in Ham. Do I pick up the keys to the house on completion from my conveyancer? If so, I will find a local conveyancing solicitor in Ham?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the owner’s conveyancers, and once they have received this, you will be able to collect the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.
We are planning to move home in July. Should my conveyancing solicitor call the removal company on the completion day. On a separate note, can you put forward a removal company in Ham. Conveyancing lawyer was chosen before I stumbled across your site.
On the day of completion you can pick up the keys from the property agent but this should only occur after the sellers solicitors advise the agent that the monies to complete are in and the keys can be released. After that you can inform the removal men that they can start moving you in. We are not in a position to suggest a particular removal organisation but can assist you in choosing a residential property solicitor in Ham or a solicitor with expertise in conveyancing in Ham.
Is it the case that all Ham conveyancing solicitors on the Skipton conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Skipton conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of banks do permit licenced conveyancers on their panel and in that case the firms would be overseen by the Council of Licensed Conveyancers.
Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Ham?
Its becoming the norm that commercial conveyancing solicitors in Ham will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Ham. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ham.
For every commercial conveyancing transaction in Ham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Ham commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Ham.
Me and my brother purchased a semi-detached Georgian house in Ham. Conveyancing solicitor acted for me and Britannia. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ham and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing practitioner who conducted the conveyancing.
I am thinking of appointing a conveyancing solicitor in Ham for my sale. Can I check a firm’s complaints history with the profession’s regulator?
Members of the public can find published Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.
Having had my offer accepted I require leasehold conveyancing in Ham. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.
If the lease is recorded at the land registry - and almost all are in Ham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Ham conveyancing firm to assist?
Where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to make a decision on the amount due.
An example of a Lease Extension case for a Ham flat is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.