We opted for a Freezywater based lawyer for our conveyancing in Freezywater recently. Reviewing the Terms I notewe are liable for costs even where the conveyance does not complete. Should I go with them or instruct a web based conveyancing company offering no-sale-no-fee conveyancing in Freezywater?
Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the fee levels will generally be uplifted to cover the conveyances that abort. Do bear in mind that such promotions generally do not protect you from outlay e.g. Freezywater conveyancing search fees.
Our conveyancer has identified a a legal deficiency with the lease for the property we are purchasing in Freezywater. The other side have offered defective title insurance as a workaround. We are happy with insurance and will pay for it. Our conveyancing practitioner says that he must check that the lender is happy with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
It is 10 years ago since I bought my home in Freezywater. Conveyancing solicitors have recently been instructed on the sale but I am unable to locate the deeds. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be with the lender or they could be in the possession of the lawyers who acted in your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Freezywater involves registered property but in the rare situation where your property is unregistered it is more of a problem but is not insurmountable.
Should I appoint a Freezywater conveyancing solicitor based in the vicinity that I am purchasing? An old friend can carry out the legal work however they are based 400kilometers away.
The benefit of a local Freezywater conveyancing practice is that you can drop in to execute documents, present your identification documents and pester them where appropriate. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and the majority were happy that must surpass using an unfamiliar Freezywater conveyancing solicitor just because they are round the corner.
I've recently bought a leasehold flat in Freezywater. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Notwithstanding our best efforts, we have been unsuccessful in seeking a lease extension in Freezywater. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a Freezywater conveyancing firm who can help.
An example of a Vesting Order and Purchase of freehold decision for a Freezywater property is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case affected 2 flats. The number of years remaining on the existing lease(s) was 80.01 years.
How easy is it to change a solicitor as I need to find a Freezywater based firm who is on the lender conveyancing panel. Is it practical to instruct different lawyers?
If you haven't yet instructed a solicitor to commence the conveyancing and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Freezywater that you're thinking of instructing.