Is the fact that my solicitor in Botany Bay is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Botany Bay conveyancing practice and enquire why they are no longer on the approved list for your bank.
What will a local search inform me concerning the property I am purchasing in Botany Bay?
Botany Bay conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company such as Searches UK The local search plays a central part in most Botany Bay conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Botany Bay is where the house is located. Can you offer any guidance?
Flying freeholds in Botany Bay are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Botany Bay you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Botany Bay may decide 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.
How do I use your search app to select a conveyancing solicitor in Botany Bay on the authorised to act for my bank?
First select a lender such as Nationwide Building Society, Norwich and Peterborough Building Society or TSB then choose your preferred area for instance Botany Bay. Conveyancing firms in Botany Bay and across England and Wales should be shown.
I am using a search engine for the words conveyancing in Botany Bay it reveals numerous property lawyerslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for purchase transaction?
The ideal method of seeking a suitable conveyancer is via personal recommendation, so enquire of friends and relatives who have acquired a property in Botany Bay or the local estate agent or financial adviser. Costs for conveyancing in Botany Bay differ, so it's a good idea to request a minimum of three costs illustrations from varying types of law firms. Be sure to secure confirmation that the fees are fixed.
Last September I purchased a leasehold property in Botany Bay. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Following months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Botany Bay. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to determine the price payable.
An example of a Freehold Enfranchisement case for a Botany Bay residence is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case affected 2 flats. The remaining number of years on the lease was 70.31 years.