I used Stirling Law a few years past for my conveyancing in Nag's Head. I now require my papers but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Nag's Head 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.
I am purchasing my first flat in Nag's Head with a loan from Barnsley Building Society. The builders refused to move on the price so I negotiated 6k of additionals instead. The estate agent suggested that I not inform my solicitor about the side-deal as it will adversely affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Nag's Head is where the house is located. Is there any advice you can impart?
Flying freeholds in Nag's Head are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Nag's Head you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nag's Head may determine 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 residence.
I am using a search engine for the words conveyancing in Nag's Head it shows results of many solicitorslocally. How do I determine which is the right property lawyer for my move?
The best way of choosing a suitable conveyancer is via trusted referral, so seek the opinion of colleagues and family who have bought a property in Nag's Head or the respected estate agent or financial adviser. Fees for conveyancing in Nag's Head vary, so it's sensible to obtain a minimum of four estimates from different solicitors. Be sure to seek confirmation that the fees are fixed.
I own a leasehold flat in Nag's Head. Conveyancing and Godiva Mortgages Ltd mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Nag's Head who acted for me is not around. Do I pay?
First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to instruct a Nag's Head conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
We have reached the end of our tether in trying to purchase the freehold in Nag's Head. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We can put you in touch with a Nag's Head conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Nag's Head property is 51 Lorne Road in November 2009. The price Payable as decided by the tribunal for the freehold reversion was £27,000. The valuation follows the order of the County Court made on 3 April 2008 granting a vesting order. This case related to 1 flat. The unexpired lease term was 71 years.
What can I do where I am dissatisfied with the property lawyer who conducted my conveyancing in Nag's Head?
We live in an imperfect world, and unfortunately occasionally things do go wrong. Nevertheless there is recourse if you were not happy with your conveyancing in Nag's Head. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their regulator. If you remain dissatisfied you may consider enlisting the help of the Legal Ombudsman.