Me and my partner are soon to exchange on the purchase of a house in Harold Wood but as a result of wreckage from the recent storms I have was able negotiate reparation from the vendor of £2k taking the form of a deduction in the price. I had intended this to be dealt with as part of amending the contract but TSB will not agree to this. Should they have been approached?
The solicitor being on a TSB conveyancing panel is obliged to inform TSB of any variations to the sale price. If you were to refuse your solicitor to disclose the reduction to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new conveyancing practitioner for your conveyancing in Harold Wood.
The Harold Wood conveyancing solicitors that I appointed last week on my house acquisition in Harold Wood have without warning closed. I only went with them because I needed a solicitor on the Lloyds conveyancing panel and my family Harold Wood lawyer was not. I paid them funds in advance. What do I do now?
Assuming that you have an Estate Agent in the equation 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 Lloyds 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 help.
I require quick conveyancing in Harold Wood as I am faced with a deadline to sign on the dotted line in less than 3 weeks. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?
As you are not obtaining a mortgage you are at liberty not to have searches carried out although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Harold Wood the following are instances of issues that can arise and therefore affect future saleability: Enforcement Actions, Outstanding Charges, Overdue Grants, Road Schemes,...
The deeds to our home are lost. The solicitors who conducted the conveyancing in Harold Wood 10 years ago are no longer around. What are my next steps?
As long as the title is registered the information relating to your ownership will be retained by HMLR with a Title Number. It is easy to carry out a search at the Land Registry, locate your property and order current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be retrieved for a small fee.
Is it possible to switch solicitor as I have to choose a firm on the Accord Mortgages Ltd conveyancing list. I had appointed a local conveyancing solicitor in Harold Wood round the corner but the firm is not accepted by Accord Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Harold Wood on the Accord Mortgages Ltd panel. Please note that the conveyancers that we list do not pay us a referral fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Harold Wood. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Harold Wood.
There are only Fifty years left on my flat in Harold Wood. I need to get lease extension but my landlord is absent. What should I do?
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 for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you have made all reasonable attempts to find the freeholder. In some cases an enquiry agent should be helpful to carry out a search and to produce a report which can be used as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s absence and the application to the County Court covering Harold Wood.
Following months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Harold Wood. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to make a decision on the price payable.
An example of a Lease Extension decision for a Harold Wood residence is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The unexpired lease term was 57.5 years.