Do the conveyancing practitioners identified through your search tool conduct auction conveyancing in Hockley?
We know of a number of auction solicitors we can put you in touch with those who can conduct auction conveyancing. Hockley is just one of our areas of in which our lawyers have a presence.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Coventry BS Solicitor panel ahead of completing my conveyancing in Hockley?
First, this is very unlikely to happen. 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.
Have just purchased a repossessed house at auction in Hockley. Conveyancing is necessary. What is next?
Now that you are legally committed yourself to purchase you should find a conveyancing practitioner quickly as you are faced with a fast approaching a drop dead date to complete the conveyancing. Every auction property will ordinarily have an associated legal set of papers. This should include most,if not all of the documents that your lawyer will need. In the case of leasehold premises the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You should give this to your appointed conveyancing solicitor ASAP. Do make sure that your finances are in order to complete the transaction on the set completion date.
I am selling my house. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being difficult. The Hockley solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After what feels like an age I have had an offer on an apartment in Hockley accepted, but there is a chain. The owners have placed an offer on a property, but it’s not been accepted yet, and have viewings of other properties in the pipeline. I have chosen a high street conveyancing solicitor in Hockley. What should be my next step? When should I get the mortgage application with Principality started?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Hockley conveyancing search costs, etc). The first course of action is to check that your solicitor is on the Principality conveyancing panel. Concerning the subsequent phase this very much dictated by the circumstances of your transaction, desire for the property and on the state of the market. In a hot market some buyers would apply for a home loan with Principality and arrange for the valuation and only if it comes back ok would they pay their property lawyer to move forward with searches.
I am looking for a flat up to £305k and identified one close by in Hockley I like with open areas and station nearby, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Hockley suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage the remaining unexpired lease term may be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could request that they commence the lease extension formalities and then assign 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.
Can you offer any advice when it comes to finding a Hockley conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Hockley conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Hockley conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
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If they are not ALEP accredited then why not? How familiar is the firm with lease extension legislation?
I invested in buying a basement flat in Hockley, conveyancing was carried out in 2007. How much will my lease extension cost? Equivalent properties in Hockley with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2097
With 72 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
Is it true that a Hockley conveyancing company got sued by a client for failing to conduct the right conveyancing searches?
Our attention has not be brought to such a Hockley conveyancing claim but it has been reported that, a couple buying a home elsewhere in England successfully sued their conveyancer as a consequence of development permission to build a wind farm failing to be picked up in conveyancing searches.
Where you are contemplating buying a home in Hockley It is critical that your conveyancing practitioner carry out all Hockley conveyancing searches needed making sure that you have accurate and current information before purchasing a home in Hockley.