Can the conveyancing lawyers identified through your search tool carry out auction conveyancing in Ham?
We know of a few niche lawyers we can put you in touch with those who can conduct auction conveyancing. Ham is one of our areas of where our lawyers cover.
What is the first thing I need to know concerning purchase conveyancing in Ham?
You may not hear this from too many lawyers but conveyancing in Ham or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists plenty of room for friction between you and other parties involved in the transaction. For example, the vendor, selling agent and sometimes your bank. Appointing a lawyer for your conveyancing in Ham an important selection as your conveyancer is your adviser, and is the ONE party in the legal process whose interest is to act in your best interests and to keep you safe.
There is a distinct creep in the "blame" culture- someone has to be blamed for the process being so protracted. You your first instinct should be to trust your solicitor above all other parties in the conveyancing process.
My wife and I purchasing a detached bungalow in Ham. Our aim is to carry out an extension to the side at the house.Will legal due diligence on the property include enquiries to ascertain if these alterations are allowed?
Your solicitor should review the registered title as conveyancing in Ham will occasionally identify restrictions in the title documents which restrict certain changes or need the consent of a 3rd party. Certain works require local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I am the only beneficiary of my late mum's will and I have everything in my name alone, including the house in Ham. The Ham property was put into my name in December. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the property in December. Is the property unsalable for six months?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Most lenders would take a practical view as this clause primarily exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.
After much negotiation I have agreed a price on an apartment in Ham. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £150. Shortly after, the conveyancer contacted me to say 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.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Ham is the location of the property. Is there any guidance you can give?
Flying freeholds in Ham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ham you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Do you have any advice for leasehold conveyancing in Ham with the aim of expediting the sale process?
- Much of the delay in leasehold conveyancing in Ham can be reduced where you get in touch lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold documentation which will be required by the buyers’ lawyers. Many freeholders or managing agents in Ham levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of delay in leasehold conveyancing in Ham. A minority of Ham leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you installed wooden flooring? Most leases in Ham state that internal structural alterations or addition of wooden flooring calls for a licence from the Landlord consenting to such changes. Should you fail to have the paperwork to hand do not communicate with the landlord without contacting your lawyer in advance. If you are supposed to have a share in the freehold, you should make sure that you have the original share document. Arranging a new share certificate can be a time consuming process and slows down many a Ham conveyancing transaction. If a reissued share is required, do contact the company officers or managing agents (if applicable) for this at the earliest opportunity.
I have given up negotiating a lease extension in Ham. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We can put you in touch with a Ham conveyancing firm who can help.
An example of a Lease Extension case for a Ham property 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 affected 1 flat.
Is it true that a Ham conveyancing practice got sued by clients for failing to conduct the appropriate conveyancing searches?
We are not aware of such a Ham conveyancing claim but according to a recent report, clients buying a home in Cumbria successfully sued their solicitor as a consequence of development plans to erect a wind farm not being picked up in conveyancing searches.
If you are contemplating buying a home in Ham It is important that your solicitor conduct all Ham conveyancing searches necessary making sure that you have accurate and up to date information before purchasing a home in Ham.