I opted for a New Malden based solicitor for our conveyancing in New Malden yesterday. Looking through the small print I seeI am liable for fees even if the sale aborts. Should I ditch them and instruct a web based solicitor practice promising no completion no charge conveyancing in New Malden?
It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the fee levels will tend to be be more expensive to counteract those transactions that abort. You should be mindful that such deals rarely protect you from outlay e.g. New Malden conveyancing search fees.
We are buying a property in New Malden. I might seem paranoid but how we can trust a lawyer? At some point we have to put money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my niece sell her property in New Malden. Does the conveyancing solicitor arrange the EPC or it is for me to coordinate?
Following the demise of Home Information Packs, energy assessments became a compulsory element of selling a house. An energy assessment needs to be commissioned prior to the property being advertised. It is not something that lawyers ordinarily organise. If you are using a New Malden conveyancing solicitor they may be able to arrange EPC’s due to their contacts with long established New Malden energy assessors
We previously instructed solicitors with offices in New Malden on the Co-operative solicitor panel. They are now charging me an additional sum for handling the Co-operative mortgage. Is this an additional conveyancing fee set by Co-operative?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your lawyer is entitled to levy a fee for this. This fee is not set by Co-operative but by your New Malden lawyer. Plenty of firms on the Co-operative panel will quote ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
Should our solicitor be raising questions regarding flooding as part of the conveyancing in New Malden.
Flooding is a growing risk for conveyancers dealing with homes in New Malden. Plenty of people will buy a house in New Malden, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a number of checks that may be carried out by the purchaser or by their lawyers which can figure out the risks in New Malden. The conventional set of completed inquiry forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to determine whether the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the seller, then a buyer may bring a legal claim for losses as a result of such an misleading reply. The purchaser’s lawyers should also conduct an enviro search. This should reveal whether there is a recorded flood risk. If so, further investigations will need to be made.
My husband and I are 3 weeks into a residential purchase having been directed to conveyancers by the high street agent to carry out the conveyancing in New Malden. I am am extremely dissatisfied with the quality of service. Could you you assist me in finding new lawyers?
They would need to be very bad to suggest diss instructing them. Has your mortgage offer been sent? If so you will need to inform them of the new contact details and have the loan are re-issued. Your solicitor ideally needs to be on the lenders approved list to avoid added costs and complications. That should be your first question of the new lawyers. Our find a solicitor tool should assist you in finding a bank approved lawyer for your home move in New Malden
I have recently realised that I have Seventy years unexpired on my lease in New Malden. I need to get lease extension but my landlord is absent. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to prove that you have done all that could be expected to locate the freeholder. On the whole an enquiry agent would be useful to try and locate and prepare a report to be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a solicitor in relation to proving the landlord’s absence and the vesting order request to the County Court covering New Malden.
We have reached the end of our tether in trying to purchase the freehold in New Malden. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the premium.
An example of a Lease Extension decision for a New Malden 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.
I am looking to buy a repression house in New Malden and the bank selling would like to complete inside a week. Can a conveyancing practitioner complete in this timeframe? Am I best advised to select a local New Malden firm or an online company that advertises to complete quickly?
Visit your New Malden high street. Pop in to two or three companies and ask to see a conveyancing solicitor for an estimate. Set out your requirements and get a commitment on time frames. Choose the one that comes across as most efficient. You need to select a solicitor on the panel of conveyancing practitioners who can act for your mortgage company.