I chose a high street solicitor for our conveyancing in Eden Park recently. Going through the terms of engagement I noteI am liable for costs even where the transaction does not complete. Should I ditch them and choose a web based solicitor practice advertising no-sale-no-fee conveyancing in Eden Park?
It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the conveyancing charges will generally be higher to cover those conveyances that abort. Also remember that these deals rarely cover disbursements such as Eden Park conveyancing search expenses.
Will my solicitor be raising questions about flooding as part of the conveyancing in Eden Park.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Eden Park. Some people will purchase a house in Eden Park, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or by their conveyancers which will give them a better understanding of the risks in Eden Park. The conventional set of property information forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the seller to determine whether the premises has suffered from flooding. If the residence has been flooded in past which is not disclosed by the seller, then a buyer may bring a compensation claim stemming from an inaccurate answer. A purchaser’s lawyers may also carry out an enviro search. This should indicate if there is a recorded flood risk. If so, more detailed investigations should be carried out.
Me and my brother have a 4 bedroom Victorian property in Eden Park. Conveyancing practitioner represented me and Nationwide Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the exact same property. Is it worth asking Nationwide Building Society to clarify?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Eden Park and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing lawyer who conducted the purchase.
How does conveyancing in Eden Park differ for newly converted properties?
Most buyers of new build residence in Eden Park come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Eden Park tend to purchase 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 property lawyers 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 Eden Park or who has acted in the same development.
Do I need to be concerned that third parties that I am dealing with are recommending an online conveyancing firm rather than a local Eden Park conveyancing practice?
As is the case with lots of professional services, often suggestions from relatives can be most helpful. Yet there are lots of players in a conveyancing matter; estate agents, mortgage brokers and lenders might all recommend lawyers to choose. On occasion the lawyers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes commercial relationship behind the endorsement. You have the right to choose your own conveyancer. You need to be aware that the majority of mortgage providers have an approved list of lawyers you must use for the mortgage related work in your home move.
I own a leasehold flat in Eden Park. Conveyancing and Santander 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 1996. The conveyancing solicitor in Eden Park who acted for me is not around. Any advice?
First contact HMLR to be sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Eden Park conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Eden Park. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to judgment on the premium.
An example of a Freehold Enfranchisement matter before the tribunal for a Eden Park flat is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case affected 2 flats. The unexpired residue of the current lease was 76.75 and 88.83.