Having been suggested to visit your site we were about to use a conveyancing solicitor in Ruxley found on your site but stumbled across alternative estimates via the web look cheaper – how come?
There are a variety of conveyancing companies advertising theoretically looks to be extremely cheap conveyancing in Ruxley. You should think twice as to how important this transaction is to you that you are willing to take 'cheap' risks in relation to the quality of the legal work. Some hide additional charges well inside the terms and conditions. The law firms that we put forward for conveyancing in Ruxley neverbehave this way.
Do I have to visit the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Ruxley so that I can pop in to their offices when needed.
Whereas this was necessary 12 years ago, most banks no longer oblige their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to provide identification documents and there are still distinct advantages to instructing a locally based practitioner, in your situation a conveyancing solicitor in Ruxley.
Should my lawyer be raising enquiries regarding flooding during the conveyancing in Ruxley.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Ruxley. There are those who acquire a house in Ruxley, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, however there are a numerous checks that can be initiated by the buyer or by their solicitors which should figure out the risks in Ruxley. The standard property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to find out whether the premises has suffered from flooding. If the residence has been flooded in past and is not disclosed by the vendor, then a buyer may bring a legal claim for losses as a result of such an misleading answer. The buyer’s lawyers may also commission an environmental search. This should higlight if there is any known flood risk. If so, further investigations should be carried out.
Me and my brother own a renovated Georgian house in Ruxley. Conveyancing practitioner acted for me and Santander. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching address. Is it worth asking Santander to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ruxley and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing practitioner who completed the work.
In what way does the Landlord & Tenant Act 1954 affect my business offices in Ruxley and how can you help?
The 1954 Act provides security of tenure to commercial lessees, giving them the a statutory right to make a request to court for a renewal tenancy and continue in occupation at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Ruxley
I have just appointed agents to market my basement apartment in Ruxley. Conveyancing solicitors are to be appointed soon, but I have recently received a half-yearly service charge invoice – should I leave it to the buyer to sort out?
It best that you discharge the service charge as normal given that all rents and service charges should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
We have reached the end of our tether in trying to reach an agreement for a lease extension in Ruxley. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We can put you in touch with a Ruxley conveyancing firm who can help.
An example of a Lease Extension decision for a Ruxley residence is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case was in relation to 1 flat.