Just contacted my conveyancing lawyer in Eltham who conducted the legals 18 months ago requesting a conveyancing quote based on an identical type of house sale & purchase (a leasehold premises and a freehold premises) of similar values with a loan from Skipton Building Society. It looks as though am now being charged double. Am I right to be tempted to shop around for an alternative conveyancer?
The estimate does seem a tad steep. If you shop around you might decrease the fees marginally by perhaps £100 plus VAT. On the other hand, providing that you were happy with the conveyancing the firm offered you mightcome to regret opting for an a cheaper solicitor. Remember to enquire the solicitor can represent Skipton Building Society. You can make use of our search tool to get a quote a Eltham conveyancing firm on the Skipton Building Society approved list of lawyers, which can often include conveyancing solicitors in Eltham.
Can you clarify what the consequences are if my solicitor is suspended from the Skipton Conveyancing panel ahead of completing my conveyancing in Eltham?
The first thing to point out is that, 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 at a cost.
If you had a top tip for selecting a conveyancing solicitor in Eltham what would it be?
We would encourage you not to go for the lowest Eltham conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am helping my aunt sell her property in Eltham. Does the conveyancer arrange an EPC or should I organise this?
After the demise of HIPs, EPC’s became a required element of moving house. An EPC needs to be commissioned in advance of the property being advertised. It is not as aspect of the sale process that lawyers ordinarily organise. Where you are instructing a Eltham conveyancing solicitor they might help arrange energy performance certificates given their relationships with long established local assessors
My bid for a property was accepted at auction in Eltham. Conveyancing is necessary. What is next?
Having exchanged you must appoint a conveyancing lawyer as a matter of urgency as you will have a pending a drop dead date to complete the purchase. An auction property should have a corresponding auction pack. This should include most,if not all of the documents that your lawyer requires. Where you are dealing with leasehold property the legal papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You need to give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in place to complete on the on the contractual date .
Do commercial conveyancing searches disclose proposed roadworks that may impact a commercial site in Eltham?
Its becoming the norm that commercial conveyancing solicitors in Eltham will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Eltham. 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 Eltham.
For every commercial conveyancing transaction in Eltham it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Eltham commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Eltham.
Having had my offer accepted I require leasehold conveyancing in Eltham. Before I get started I would like to find out the remaining lease term.
If the lease is recorded at the land registry - and 99.9% are in Eltham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Eltham conveyancing firm to act on my behalf?
Most certainly. We can put you in touch with a Eltham conveyancing firm who can help.
An example of a Lease Extension case for a Eltham residence is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case related to 1 flat.
How does one as executor remove a departed person's details from the title register for a property in Eltham?
If a Eltham property is co-owned and one of the proprietors dies, their name will not immediately be removed from the Land Registry title. It is not necessary to remove their name as when it comes to a disposal you would just be asked to evidence why the co owner is missing from the contract, usually this is in the form of a grant of probate.
With a view to making the sale conveyancing smoother for the sale of the property you may apply to have the deceased party removed from the title entries by submitting an application to HMLR with evidence of the death. There is no charge from the Registry for this service.