Would the conveyancing lawyers listed on your site execute attended exchange conveyancing in Pratt's Bottom?
We do have a number of conveyancing specialists who can conduct 24hr exchanges. Please e-mail us to get a fee calculation and details as to dates.
It is 10 years ago since I bought my property in Pratt's Bottom. Conveyancing lawyers have just been appointed on the sale but I am unable to track down my title documents. Is this a problem?
Don’t worry too much. First the deeds may be with the lender or they could be in the possession of the conveyancers who oversaw the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Pratt's Bottom relates to registered property but in the unlikely event that your home is not registered it is more problematic but is not insurmountable.
The Pratt's Bottom conveyancing lawyers that I recently instructed on my house acquisition in Pratt's Bottom have suddenly shut down. I chose them because I had to have a firm on the Bank of Ireland conveyancing panel and my previous Pratt's Bottom lawyer was not. I paid them 275 plus VAT in advance. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. 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 Bank of Ireland 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.
What is the difference between a licensed conveyancer and conveyancing solicitor in Pratt's Bottom
Two types of professional can perform conveyancing in Pratt's Bottom namely CLC regulated conveyancers or solicitors. The two can provide the legal services that required to complete the sale or purchase of property. Both are required to conduct Pratt's Bottom conveyancing on similar standards and guidelines so you may be sure that your conveyancing will be professionally carried out and that all requisite steps will be accurately attended to.
I'm the sole recipient of my late father’s will and I have everything in my name alone, including the my former home in Pratt's Bottom. The Pratt's Bottom property was put into my name in May. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the property in May. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Some lenders would take a practical view as this requirement is principally there to pick up on subsales or the wholesaling and assigning of property.
HSBC have agreed my home loan in principle, my bid on a apartment in Pratt's Bottom has been accepted, now what?
The property agent will need to be advised as to your conveyancer's details (ensure that the solicitors are on the bank’s approved list). Telephone HSBC or the broker and complete any relevant documentation. HSBC will appoint a valuer who will get in contact with the estate agent or vendor to book a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. HSBC will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Pratt's Bottom.
We are a fortnight into a residential purchase having been recommend to a firm by the estate agent to execute conveyancing in Pratt's Bottom. I am not happy. Could you you assist me in finding new conveyancers?
A solicitor would have to be very bad in order to consider diss instructing them. Has the mortgage been generated? If so you need to advise them of the new solicitor and ensure the offer are re-issued. Your conveyancer needs to be on the lenders panel to avoid added expenses and complications. That should be your first question of the new conveyancers. Our search tool should help you find a lender approved conveyancer for your home move in Pratt's Bottom
I've recently bought a leasehold house in Pratt's Bottom. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a a ground floor purpose built flat in Pratt's Bottom. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?
in cases where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to judgment on the price payable.
An example of a Lease Extension case for a Pratt's Bottom premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired term as at the valuation date was 50.57 years.