Can you recommend a Godiva Mortgages Ltd sanctioned Rayners Lane conveyancing conveyancer who can have us moved in within under 3 weeks? Am I best advised to choose a high street Rayners Lane firm or a nationwide comparison site?
We can recommend some very good Rayners Lane conveyancing firms. You can also walk up the main road in Rayners Lane. Go in to some well established law practices and request to speak with a conveyancing solicitor for a costs illustration. Discuss your requirements together with the reasons and ask for a commitment on speed. Select the lawyer that genuine.
Should my solicitor be raising questions about flooding during the conveyancing in Rayners Lane.
Flooding is a growing risk for lawyers dealing with homes in Rayners Lane. Some people will buy a house in Rayners Lane, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, however there are a number of checks that may be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Rayners Lane. The conventional set of property information forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to determine whether the property has suffered from flooding. If flooding has previously occurred which is not revealed by the seller, then a purchaser could bring a claim for damages as a result of such an misleading answer. The purchaser’s solicitors should also carry out an enviro report. This should indicate if there is a recorded flood risk. If so, more detailed investigations will need to be carried out.
It has been 4 months since my purchase conveyancing in Rayners Lane completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build flat in Rayners Lane. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Rayners Lane
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I am looking for a ground for flat up to £305k and identified one close by in Rayners Lane I like with open areas and transport links nearby, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Rayners Lane for this price, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage that many years may be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
My brother has suggested that I use his conveyancing solicitors in Rayners Lane. Do I follow his guidance?
No doubt it’s preferable to select a conveyancing lawyer is to seek referrals from friends or relatives who have actually used the firm you're are thinking of instructing.