I am need of leasehold conveyancing for a flat in a relatively new development (6 years old) in Niton. 95% of the appartments have already been sold. Is it really necessary to order local searches for my conveyancing in Niton?
If you are buying a property with the assistance of a loan, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Niton conveyancing searches are optional. No doubt your conveyancer, will ’encourage’, perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Niton.
Having sold my house in Niton last November but our buyer keeps e-mailing me complaining that her lawyer needs to hear from mysolicitor. What should have happened now that I have sold?
Post completion of your house sale your conveyancer is committed to send the transfer deeds and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your conveyancer must also confirm that the legal charge in favour of the lender has been repaid to the purchasers conveyancers. There are no post completion steps specific conveyancing in Niton.
The Niton conveyancing solicitors that I recently instructed on my purchase in Niton have suddenly closed. I only went with them because I needed a firm on the Santander conveyancing panel and my preferred Niton lawyer was not. I paid them 275 plus VAT on account. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would 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 Santander 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 help.
My partner and I are downsizing from our property in Niton and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Niton. Having lived in Niton for many years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to 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 life insurance to cover that same sickness)
Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who handled the conveyancing in Niton 4 years ago no longer exist. What do I do?
In today’s world there are duplicates made of almost everything, and your lawyer should know precisely where to locate all the suitable paperwork so you can buy or sell your house without any difficulty. Where copies can’t be located, your lawyer can put in place insurance or indemnities protecting you against possible claims on the premises.
In my capacity as executor for the will of my father I am disposing of a house in Newport but live in Niton. My conveyancer (who is 250 kilometers awayrequires that I sign a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Niton who can witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Niton based