My wife and I are soon to complete buying a house in Westcliff On Sea but as a result of wreckage from a small fire at the property I have was able negotiate recompense from the seller in the sum of £2k in the form of a adjustment in the price. This was going to be dealt with as part of the conveyancing process however Kent Reliance will not permit this. Why were they notified?
Your conveyancer being on a Kent Reliance conveyancing panel is duty bound to advise Kent Reliance of any variations to the sale price. If you prohibit your property lawyer to report the price change to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new property lawyer for your conveyancing in Westcliff On Sea.
My property lawyer in Westcliff On Sea is not listed on the Norwich and Peterborough Building Society Solicitor Panel. Can I still retain my family solicitor even though they are excluded from the Norwich and Peterborough Building Society list of approved lawyers?
The limited options available to you here include:
- Complete the purchase with your preferred Westcliff On Sea solicitors but Norwich and Peterborough Building Society will need to use a lawyer on their list of acceptable firms. This will result in additional total legal fees as well as result in delays.
- Choose a new lawyer to to deal with the purchase, remembering to check they are Persuade your conveyancer to do everything within their powers to join the Norwich and Peterborough Building Society conveyancing panel
We are downsizing from our property in Westcliff On Sea and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Westcliff On Sea conveyancer would know this is not the case. It does beg the question why the buyers used an online conveyancing practice rather than a conveyancing solicitor in Westcliff On Sea. Having lived in Westcliff On Sea for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Given that I am about to spend £400,000 on a terraced house in Westcliff On Sea I wish to talk to a solicitor concerning thetransaction in advance of appointing the firm. Can this be arranged?
Absolutely - we would be pleased to talk to you we do not take any clients on without you liaising with the lawyer who will be carrying out your property ownership legalities in Westcliff On Sea.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The solicitors that we put you in touch with believe that the figure you are provided with for your conveyancing in Westcliff On Sea should be the amount on the final invoice that you are charged.
We're first time buyers - agreed a price, yet the selling agent told us that the owners will only issue a contract if we use the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family solicitor with experience of conveyancing in Westcliff On Sea
It is unlikely the sellers are driving this. If they want ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you intend to instruct your preferred Westcliff On Sea conveyancing solicitors - as opposed tothe ones that will earn the negotiator at the agency a introducer fee or achieve conveyancing targets pre-set by senior management.
I only have Seventy years unexpired on my lease in Westcliff On Sea. I now wish to extend my lease but my freeholder is absent. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to prove that you or your lawyers have used your best endeavours to locate the lessor. On the whole a specialist should be useful to try and locate and prepare a report which can be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering Westcliff On Sea.
I am the registered owner of a studio flat in Westcliff On Sea, conveyancing formalities finalised in 2010. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Westcliff On Sea with a long lease are worth £180,000. The ground rent is £65 invoiced every year. The lease expires on 21st October 2080
With 59 years remaining on your lease we estimate the premium for your lease extension to be between £20,900 and £24,200 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.