Please explain the implications if my lawyer’s firm is removed from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Maida Hill?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Should my lawyer be raising enquiries concerning flooding as part of the conveyancing in Maida Hill.
The risk of flooding is if increasing concern for lawyers dealing with homes in Maida Hill. Plenty of people will acquire a house in Maida Hill, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, however there are a numerous searches that may be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Maida Hill. The standard property information forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to find out whether the premises has ever been flooded. In the event that the residence has been flooded in past and is not revealed by the seller, then a buyer could issue a compensation claim stemming from an inaccurate reply. A purchaser’s solicitors may also conduct an enviro report. This should reveal if there is any known flood risk. If so, further inquiries should be carried out.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one near me in Maida Hill I like with a park and station in the vicinity, the downside is that it's only got 51 years on the lease. I can't really find anything else in Maida Hill in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan that many years will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
I am downsizing from my house. My previous solicitors closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Maida Hill if that makes things easier.
Do use our search tool to help you choose a solicitor for your conveyancing in Maida Hill. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
My husband and I are one month into a freehold purchase having been recommend to a firm by the high street agent to carry out the conveyancing in Maida Hill. I am not happy. Can you you assist me in finding new conveyancers?
A conveyancer would have to be very bad in order to consider diss instructing them. Has your mortgage offer been generated? If so you need to advise them of the new contact details and have the mortgage documents are issued to the new lawyers. Your new conveyancer should be on the lenders panel to avoid added fees and complications. That should be your first question of the new conveyancers. The search tool can assist you in finding a bank approved conveyancer for your conveyancing in Maida Hill
I have just appointed agents to market my garden flat in Maida Hill.Conveyancing has not commenced however I have just received a half-yearly maintenance charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should discharge the service charge as normal given that all rents and service payments will be apportionedas part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process