We're in Pratt's Bottom, FTBs purchasing with a mortgage (lender is TSB , and our lawyer is on the TSB conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I need some quick conveyancing in Pratt's Bottom as I have pressure to complete inside one month. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are not taking a home loan you have the choice not to do searches although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Pratt's Bottom the following are examples of what can appear and adversely impact market value: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...
I used Action Conveyancing a few years past for my conveyancing in Pratt's Bottom. I now require my file however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pratt's Bottom of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm remortgaging my primary house to a BTL mortgage with Bank of Ireland and I will use the rest of the raised equity as a deposit on a second property. The neighborhood we are talking about is Pratt's Bottom. Will your lawyers be able to act for the two banks and link together the two deals?
Do use our search tool on this page to ensure that the solicitors are on the appropriate lender panels. Assuming that they are your conveyancer should be able to connect the two deals but you should have a chat with you solicitor and make clear your expectations and requirements.
Can you provide any advice for leasehold conveyancing in Pratt's Bottom with the intention of expediting the sale process?
- Much of the delay in leasehold conveyancing in Pratt's Bottom can be bypassed where you get in touch lawyers the minute your agents start advertising the property and ask them to put together the leasehold information needed by the buyers’ solicitors. You believe that you know the number of years left on your lease but it would be advisable double-check via your lawyers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the lease term is below 80 years. In the circumstances it is essential at an early stage that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Most leases in Pratt's Bottom state that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord acquiescing to such alterations. If you dont have the approvals to hand do not contact the landlord without checking with your lawyer before hand. If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share document. Obtaining a new share certificate is often a lengthy process and delays many a Pratt's Bottom conveyancing deal. Where a reissued share is necessary, you should approach the company officers or managing agents (where relevant) for this sooner rather than later.
Following months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Pratt's Bottom. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to decide the sum to be paid.
An example of a Lease Extension decision 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.
I happen to be an executor of my recently deceased mum’s Will, with a bungalow in Pratt's Bottom which is to be sold. The house is unregistered at HMLR and I'm advised that some EAs will insist that it is completed before they'll proceed. What's the mechanism for this?
In the situation that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.