I chose a local firm for our conveyancing in Tower Hill last week. Reviewing the Terms I noteI am responsible for costs even where the transaction does not complete. Should I ditch them and select a web based conveyancing brokerage promoting no-sale-no-fee conveyancing in Tower Hill?
Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the fee levels will tend to be be more expensive to neutralise the conveyances that do not go ahead. You should be mindful that such offerings tend not to protect you from expenditure for instance Tower Hill conveyancing search costs.
Can I be sure that the Tower Hill conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Tower Hill getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer handling your transaction.
My wife and I have organised a further advance on our home loan from Barclays as we intend to carry out alterations to our property in Tower Hill. Do we need to appoint a local Tower Hill solicitor on the Barclays conveyancing panel to handle the legals?
Barclays would not normally appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being difficult. The Tower Hill solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Tower Hill is where the house is located. Can you offer any advice?
Flying freeholds in Tower Hill are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tower Hill you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tower Hill may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I need to instruct a conveyancing solicitor for leasehold conveyancing in Tower Hill. I've land on a site which seems to have the perfect solution If there is a chance to get all the legals completed via email that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Expecting to exchange soon on a leasehold property in Tower Hill. Conveyancing solicitors inform me that they report fully on Monday. What should I be looking out for?
Your report on title for your leasehold conveyancing in Tower Hill should include some of the following:
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Does the lease require carpeting throughout thus preventing wood flooring? The physical extent of the demise. This could be the property itself but could also incorporate a loft or cellar if applicable. Responsibility to repair and maintain the building. It is important for you to know which party is liable for the repair and maintenance of every part of the building Ground rent - what is payable and when you need to pay, and also know whether this is subject to change An explanation as to the provision as set out in the lease to pay service charges - in respect of the block, and the wider rights a leaseholder has
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Tower Hill conveyancing firm to act on my behalf?
Where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the price payable.
An example of a Freehold Enfranchisement case for a Tower Hill residence is 1-41 Royal Tower Lodge 40 Cartwright Street in April 2013. the tribunal adding the agreed value of capitalised ground rents and the reversion the price to be paid for the freehold was £1,187,000 This case was in relation to 41 flats. The unexpired residue of the current lease was 107 years.
Our solicitor in Tower Hill has requested from me proof of ID documents stating that this forms part of his retainer as a conveyancer on the lender Conveyancing panel. Can this be correct?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not specific to conveyancing in Tower Hill