Having been referred to your company we were about to go ahead with a conveyancing solicitor in Seven Sisters endorsed using your comparison tool but have come across alternative quotes via the web appear cheaper – how come?
There are plenty of conveyancers marketing what appear to be extremely cheap conveyancing in Seven Sisters. Our recommendation is to think long and hard about how important this transaction is to you that you are willing to take 'cheap' risks over the quality of the legal work. Some hide extras well inside the terms of engagement. The law firms that we put forward for conveyancing in Seven Sisters neverdo this.
The Seven Sisters conveyancing lawyers that I appointed last week on my purchase in Seven Sisters have suddenly shut down. I chose them because I had to have a firm on the Clydesdale conveyancing panel and my previous Seven Sisters lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Clydesdale 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 solicitors should be in a position to help.
I acquired my apartment on 16 August and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Seven Sisters said it should be registered inside ten days. Are properties in Seven Sisters particularly slow to register?
There is nothing unique when it comes to conveyancing in Seven Sisters registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether there are errors and if the Land registry communicate with any interested parties. Currently in the region of 80% of such applications are fully addressed in less than three weeks but occasionally there can be longer delays. Historically registration is effected after the buyer has moved in to the premises therefore 'speed' is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers must contact the land registry and explain the circumstances.
I have been on the look out for a ground for flat up to £195,000 and found one close by in Seven Sisters I like with a park and railway links in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Seven Sisters in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a home loan the remaining unexpired lease term will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
Are there any apps to help search for a Seven Sisters law firm on the Bank of Scotland conveyancing panel? I have a car and am willing to travel upto 25miles to meet the conveyancer.
You can use the search on this website. Please choose the lender and your location and you will see a number of Seven Sisters conveyancing lawyers located nearest you. We have detailed some Seven Sisters conveyancing firms towards the end of this page and you can call them to check whether they are on the Bank of Scotland member panel
What are your top tips when it comes to appointing a Seven Sisters conveyancing practice to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Seven Sisters conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with two or three firms including non Seven Sisters conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
-
What are the charges for lease extension conveyancing? What volume of lease extensions has the firm carried out in Seven Sisters in the last twenty four months?
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Seven Sisters conveyancing firm to act on my behalf?
You certainly can. We are happy to put you in touch with a Seven Sisters conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Seven Sisters property is 22 Wakefield Road in January 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 9th May 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,400 This case related to 2 flats. The unexpired term was 74.13 years.