I am obtaining a mortgage offer from Lloyds. My intention is to instruct a Licensed Conveyancer in Botany Bay. Does the Lloyds Solicitor panel include conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
I am buying a new build flat in Botany Bay. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Botany Bay you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Botany Bay.
Should my lawyer be making enquiries regarding flooding during the conveyancing in Botany Bay.
Flooding is a growing risk for lawyers specialising in conveyancing in Botany Bay. There are those who acquire a property in Botany Bay, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, but there are a number of searches that may be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Botany Bay. The conventional set of property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to find out whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the vendor, then a purchaser could bring a legal claim for losses resulting from an misleading answer. A buyer’s conveyancers may also order an enviro search. This should disclose if there is a recorded flood risk. If so, additional inquiries will need to be conducted.
How does conveyancing in Botany Bay differ for newly converted properties?
Most buyers of new build or newly converted property in Botany Bay contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Botany Bay usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Botany Bay or who has acted in the same development.
My father-in-law has encouraged me to use his conveyancing solicitors in Botany Bay. Should I use them?
There are no two ways about it it’s preferable to choose a conveyancing lawyer is to seek referrals from friends or relatives who have experience in using the conveyancer you're contemplating using.
I own a leasehold house in Botany Bay. Conveyancing and Halifax mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Botany Bay who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to be sure that this person is in fact the new freeholder. There is no need to instruct a Botany Bay conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have given up trying to purchase the freehold in Botany Bay. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We can put you in touch with a Botany Bay conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Botany Bay flat is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case was in relation to 2 flats. The unexpired residue of the current lease was 70.31 years.