As someone clueless as to the Liphook conveyancing process what’s the number one tip you can give me for the house moving process in Liphook
Not many law firms or advisers will tell you this but conveyancing in Liphook and elsewhere in Hampshire is an adversarial process. In other words, when it comes to conveyancing there exists plenty of opportunity for conflict between you and others involved in the transaction. E.g., the seller, property agent and sometimes a bank. Selecting a lawyer for your conveyancing in Liphook is a critical decision as your conveyancer is your adviser, and is the ONLY person in the transaction whose responsibility is to protect your best interests and to keep you safe.
There is a worrying ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your solicitor ahead of all other parties in the conveyancing process.
The Liphook conveyancing solicitors that I appointed last week on my purchase in Liphook have suddenly closed. I only went with them because I needed a lawyer on the Co-operative conveyancing panel and my previous Liphook lawyer was not. I paid them money in advance. What are my options?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Co-operative conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
I need some expedited conveyancing in Liphook as I have a deadline to sign on the dotted line within one month. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?
As you are not getting a home loan you are at free not to have searches carried out although no solicitor would advise that you don't. With lots of history conveyancing in Liphook the following are instances of what can arise and therefore affect future mortgageability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Railway Schemes,...
I am purchasing my first flat in Liphook with a loan from Santander. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about the deal as it may jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What advice can you give us when it comes to choosing a Liphook conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a Liphook conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Liphook conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:
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Can they put you in touch with clients in Liphook who can give a testimonial? If the firm is not ALEP accredited then why not?
I own a 1 bedroom flat in Liphook, conveyancing was carried out November 2012. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Liphook with a long lease are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2101
With only 77 years unexpired we estimate the premium for your lease extension to range between £7,600 and £8,800 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.
I need to switch lawyers as my Liphook lawyer is not on the mortgage company's approved list of conveyancing solicitors. How simple is it to change conveyancer?
In the event that you have not formally appointed a conveyancer to do anything for you and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Liphook that you're thinking of instructing.