I used Arc property Solicitors several years past for my conveyancing in Ironbridge. I now require my papers but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ironbridge of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Ironbridge differ for newly converted properties?
Most buyers of new build premises in Ironbridge approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is finished. This is because new home sellers in Ironbridge tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ironbridge or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Ironbridge is where the house is located. Is there any advice you can give?
Flying freeholds in Ironbridge are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ironbridge you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ironbridge may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
In what way can the Landlord & Tenant Act 1954 affect my commercial property in Ironbridge and how can your lawyers assist?
The particular law that you refer to gives a safeguard to commercial tenants, giving them the legal entitlement to make a request to court for a new tenancy and remain in occupation when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and help with commercial conveyancing in Ironbridge
We expect to complete our sale of a £300,000 apartment in Ironbridge in 10 days. The landlords agents has quoted £384 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Ironbridge?
Ironbridge conveyancing on leasehold apartments usually involves the buyer’s solicitor sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to respond to such questions the majority will be willing to assist. They may invoice a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some transactions it exceeds £800. The administration charge required by the landlord must be sent together with a synopsis of rights and obligations in respect of administration charges, otherwise the charge is technically not due. Reality however dictates that you have no option but to pay whatever is demanded should you wish to complete the sale of your home.
Ironbridge Leasehold Conveyancing - Sample of Questions you should ask before Purchasing
-
For many Ironbridge leaseholds the cost for major works are not built into the service charges, although a few managing agents in Ironbridge ask leaseholders to contribute towards a sinking fund created for the specific purpose of establishing a fund for major works. It would be prudent to find out as much as you can concerning the company managing the block as they can either make your life much simpler or a lot more difficult. As the owner of a leasehold property you will be in the clutches of the managing agents from a financial perspective and when it comes to practical matters like the cleanliness of the communal areas. Enquire of other people if they are happy with their service. On a final note, investigate as to the dates that the service charges are due to the appropriate party and precisely how they are spending the funds.
Living abroad I am unable to visit my Ironbridge conveyancing practitioners office to execute documents connected to my conveyancing in Ironbridge – is this a problem?
No. Ironbridge conveyancing lawyers can conduct home moves for clients throughout the rest of the country. You are unlikely to be required to attend a Ironbridge conveyancers office. Almost all conveyancer can deal with all communications through post, email, telephone and fax.