My wife and I are about to complete buying a house in Highams Park but as a result of wreckage from the recent storms I have managed to agree reparation from the vendor of £2k by way of a adjustment in the price. I had intended this to be dealt with as part of the conveyancing process yet Yorkshire BS are not allowing this. Should they have been involved?
Your lawyer that is on a Yorkshire BS approved list is obliged to inform Yorkshire BS of any variations to the sale price. If you prohibit your lawyer to disclose the reduction to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new conveyancer for your conveyancing in Highams Park.
When can the exchange of contracts occur in sale conveyancing in Highams Park and am I required to attend the conveyancers office?
Where you are local to one of the conveyancing solicitors in Highams Park you are invited in to sign contracts. However, the firms we recommend provide a nationwide conveyancing service and provide just as detailed and professional a job for you when dealing with you digitally. The executing of the property agreement is not the point of no return. Signing on the dotted line is just a prerequisite for the conveyancer to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Highams Park)to be in the office available at the end of the phone to exchange contracts.
I am close to exchanging contracts on the sale of our home in Highams Park and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know this is not the case. It does beg the question why the buyers are using a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Highams Park. We have lived in Highams Park for six years we know of no issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You must check with 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 ailment)
I used Stirling Law a few years past for my conveyancing in Highams Park. I now require my papers but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Highams Park of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Highams Park is the location of the property. Can you offer any advice?
Flying freeholds in Highams Park are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Highams Park you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Highams Park may decide 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 property.
There are only 72 years remaining on my lease in Highams Park. I now wish to extend my lease but my landlord is missing. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to prove that you or your lawyers have used your best endeavours to find the landlord. In some cases an enquiry agent would be useful to carry out a search and prepare a report which can be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering Highams Park.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Highams Park conveyancing firm to represent me?
in cases where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to decide the price.
An example of a Freehold Enfranchisement matter before the tribunal for a Highams Park flat is 48 Greenleaf Road in December 2009. the lessees sought to exercise their right to purchase the freehold from the landlord by way of collective enfranchisement in accordance with the Leasehold Reform Housing and Urban Development Act 1993.The landlord could not be found.A vesting order was granted from the Bow County Court on 10 September 2007 (Claim No: 8BO04141). The Tribunal held that the premium to be paid was £3,850 This case related to 2 flats. The unexpired term as at the valuation date was 104 years.