We went with a Gerrards Cross and Chalfont based firm for my conveyancing in Gerrards Cross and Chalfont last week. After carefully reading the official terms of business it is apparent thatI am liable for costs even where the transaction does not complete. Would I be best advised to use an on-line solicitor practice promoting no completion no cost conveyancing in Gerrards Cross and Chalfont?
It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the fee levels will tend to be be uplifted to neutralise the transactions that do not go ahead. Also remember that such promotions tend not to cover expenditure for instance Gerrards Cross and Chalfont conveyancing search charges.
The Gerrards Cross and Chalfont conveyancing firm that I recently instructed on my purchase in Gerrards Cross and Chalfont have suddenly shut down. I only went with them because I needed a firm on the Yorkshire BS conveyancing panel and my previous Gerrards Cross and Chalfont lawyer was not. I paid them 275 plus VAT in advance. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
Me and my partner are purchasing a property in Gerrards Cross and Chalfont. It might be a silly question but how we can trust a lawyer? At some point we have to put funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My bid for a property was accepted at auction in Gerrards Cross and Chalfont. Conveyancing is needed. What is next?
Given that you are now legally bound yourself to purchase you should instruct a conveyancing lawyer soon as you now have a fast approaching a fixed date to complete the purchase. Every auction property will ordinarily have a corresponding auction pack. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the auction pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You should pass this on to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are in place to complete on the on the contractual date .
I have paid off my mortgage with Virgin Money. I assume I don't need a Gerrards Cross and Chalfont property lawyer on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
What can a local search reveal regarding the house we're buying in Gerrards Cross and Chalfont?
Gerrards Cross and Chalfont conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Onsearch The local search is essential in every Gerrards Cross and Chalfont conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search will reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I have been on the look out for a flat up to £305k and found one close by in Gerrards Cross and Chalfont I like with amenity areas and station nearby, however it's only got 61 remaining years left on the lease. There is not much else in Gerrards Cross and Chalfont in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan the shortness of the lease may be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
Having checked my lease I have discovered that there are only Sixty One years remaining on my flat in Gerrards Cross and Chalfont. I now want to extend my lease but my freeholder is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you have made all reasonable attempts to track down the landlord. For most situations an enquiry agent would be helpful to try and locate and to produce an expert document which can be used as proof that the landlord is indeed missing. It is advisable to get professional help from a conveyancer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Gerrards Cross and Chalfont.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Gerrards Cross and Chalfont conveyancing firm to help?
Where there is a absentee landlord or where there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the LVT to arrive at the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Gerrards Cross and Chalfont premises is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case related to 3 flats. The number of years remaining on the existing lease(s) was 71 years.