The Shortlands conveyancing lawyers that just started acting on my house acquisition in Shortlands have suddenly closed. I chose them because I needed a solicitor on the UBS conveyancing panel and my preferred Shortlands lawyer was not. I issued them a cheque for £250 in advance. What do I do now?
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 reasons beyond your control. Hopefully they will 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 UBS 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 assist.
A friend recommended that if I am buying in Shortlands I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Shortlands conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Shortlands around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Shortlands Education with plans and statistics, Local Amenities and other useful information regarding Shortlands.
Due to the advice of my in-laws I had a survey completed on a property in Shortlands ahead of instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some lenders tend refuse to grant a mortgage on such a home.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shortlands. Conveyancing will be smoother if you use a solicitor in Shortlands especially if they are accustomed to such properties in Shortlands.
What does commercial conveyancing in Shortlands cover?
Commercial conveyancing in Shortlands covers a wide array of advice, supplied by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
Having checked my lease I have discovered that there are only 62 years left on my lease in Shortlands. I now want to extend my lease but my freeholder is can not be found. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you have used your best endeavours to locate the lessor. In some cases an enquiry agent would be useful to try and locate and prepare an expert document which can be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s disappearance and the application to the County Court covering Shortlands.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Shortlands conveyancing firm to act on my behalf?
Absolutely. We can put you in touch with a Shortlands conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Shortlands residence is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268
How does one remove a deceased person's name from the title register for a house in Shortlands?
Where a Shortlands property is jointly owned and one of the proprietors dies, the name will not automatically be removed from the Land Registry title. It is not necessary to amend the title as when it comes to a sale your conveyancer would simply be asked to supply proof why the joint owner is missing from the contract, such as a grant of probate.
With a view to making the sale conveyancing more straight forward for the sale of the property you may apply to have the deceased party removed from the title by submitting an application to HMLR with proof of the death. There is no charge from the Registry for this service.