My friend's step-father is a property lawyer. I anticipate that I'll be able to get friends and family rates for conveyancing, However if that does not come materialise, what kind of fees should I be expecting for conveyancing in Perivale?
It’s sensible to look for 3 or more like-for-like conveyancing estimates. Make use of our search tool on this page. The amounts seem to be different but service levels do are distinct between law firms as is true with the vast majority of professional services.
I am close to exchanging contracts on the sale of our house in Perivale and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an online conveyancing practice as opposed to a conveyancing solicitor in Perivale. We have lived in Perivale for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who dealt with the conveyancing in Perivale 5 years ago have long since closed. What are my options?
As long as you have a registered title the details of your ownership will be documented by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, identify your house and order up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will also normally retain a file duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
Due to the advice of my in-laws I had a survey completed on a property in Perivale in advance of retaining solicitors. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies may refuse to give a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you e-mail us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Perivale. Conveyancing will be smoother if you use a solicitor in Perivale especially if they are familiar with such properties in Perivale.
I only have Fifty years unexpired on my flat in Perivale. I now wish to get lease extension but my freeholder is absent. What are my options?
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 magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to locate the freeholder. On the whole an enquiry agent should be helpful to conduct investigations and prepare a report which can be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Perivale.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Perivale conveyancing firm to represent me?
in cases where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the LVT to decide the amount due.
An example of a Lease Extension case for a Perivale residence is Ground Floor Flat 79 London Road in September 2012. the Tribunal held that the premium payable for the lease extension should be £7,636 This case was in relation to 1 flat. The unexpired term was 74 years.
When it comes to my conveyancing in Perivale should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Perivale conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.