Do the conveyancing lawyers that you recommend conduct auction conveyancing in East Molesey?
We know of a number of niche solicitors we can connect you with those conducting auction conveyancing. East Molesey is one of our locations in which our lawyers have offices.
Can you clarify what the consequences are if my lawyer’s firm is removed from the Virgin Money Solicitor panel ahead of completing my conveyancing in East Molesey?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in East Molesey?
Many commercial conveyancing solicitors in East Molesey will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in East Molesey. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in East Molesey.
For every commercial conveyancing transaction in East Molesey it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to East Molesey commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in East Molesey.
How does conveyancing in East Molesey differ for newly converted properties?
Most buyers of new build property in East Molesey come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is completed. This is because developers in East Molesey tend to buy the site, 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 accustomed to new build conveyancing in East Molesey or who has acted in the same development.
Back In 2000, I bought a leasehold house in East Molesey. Conveyancing and Skipton Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in East Molesey who previously acted has now retired. Do I pay?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a East Molesey conveyancing solicitor to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Having spent years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in East Molesey. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We can put you in touch with a East Molesey conveyancing firm who can help.
An example of a Lease Extension case for a East Molesey flat is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.
There are plenty of properties in East Molesey on private roads. We are buying such a house. Are there any benefits to purchasing a house on a privately owned road?
East Molesey conveyancing lawyers will be well versed in conveyancing homeson private. Your conveyancer will investigate Land Registry data to identify any rights or responsibilities. It is possible that there is a residents association that owners make annual payments to maintain the road. If one exists, the road should be maintained and look better than council adopted.