My Solicitor in Byfleet has never been on on the Alliance & Leicester Approved Panel. Is it possible for me to retain my family solicitor notwithstanding that they are not on the Alliance & Leicester approved list?
The limited options open to you here include:
- Complete the purchase with your preferred Byfleet lawyers but Alliance & Leicester will need to use a lawyer on their panel. This will result in additional total legal charges and result in frustration.
- Choose an alternative practitioner to act in the purchase, obviously checking they are Alliance & Leicester approved.
- Persuade your Alliance & Leicester based solicitor to try to join the Alliance & Leicester panel
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Byfleet?
There are many registered licenced Conveyancers in Byfleet and Solicitor partnerships in Byfleet who can assist with your conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Forgive me if this question is silly but I am wet behind the ears as a 1st time purchaser of a garden flat in Byfleet. Do I receive the keys to the premises on the completion date from my lawyer? If so, I will use a local conveyancing solicitor in Byfleet?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the vendor’s solicitors, and once they have received this, you should be called to collect the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
After shopping around on the internet I have found a Byfleet solicitor having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Byfleet postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Byfleet.
My wife and I are selling our house in Byfleet and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a national conveyancing outfit as opposed to a conveyancing solicitor in Byfleet. We have lived in Byfleet for three years we know that this is a non issue. Should we contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may 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)
The deeds to my house are lost. The solicitors who conducted the conveyancing in Byfleet 4 years ago no longer exist. What do I do?
Assuming the title is registered the information relating to your proprietorship will be documented by HMLR under a Title Number. It is possible to perform a search at the Land Registry, locate your house and order current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be retrieved for a small fee.
I need to appoint a conveyancing solicitor for some conveyancing in Byfleet. I've chance upon a web site which seems to have the ideal solution If it is possible to get all formalities done via web that would be preferable. Should I be concerned? 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?
I only have Seventy years remaining on my lease in Byfleet. I now wish to get lease extension but my landlord is absent. What should I do?
If you qualify, 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 granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have used your best endeavours to locate the freeholder. In some cases a specialist may be useful to carry out a search and to produce an expert document to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s disappearance and the application to the County Court covering Byfleet.
I acquired a 1st floor flat in Byfleet, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Equivalent flats in Byfleet with an extended lease are worth £195,000. The ground rent is £45 per annum. The lease expires on 21st October 2087
With only 62 years remaining on your lease the likely cost is going to range between £17,100 and £19,800 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.