Completed the sale of my flat in Ravenscourt Park last May yet the purchaser is telephoning daily to say his solicitor needs to hear from mine. What should have happened now that I have sold?
Post completion of your disposal your lawyer is duty bound to send the transfer documentation and all supplemental paperwork to the buyer’s solicitors. Where appropriate, your lawyer must also evidence that the home loan has been repaid to the buyers solicitors. There is unlikely to be post completion tasks just for conveyancing in Ravenscourt Park.
Can you clarify what the consequences are if my solicitor is suspended from the Nationwide Conveyancing panel ahead of completing my conveyancing in Ravenscourt Park?
First, this is a very rare occurrence. 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.
I am helping my niece sell her house in Ravenscourt Park. Does the conveyancing solicitor order an energy performance certificate or it is for the owner to see to?
After the demise of HIPs, energy assessments was retained a compulsory component of moving property. An energy performance certificate must be to hand before the property is marketed. This is not something that lawyers normally arrange. If you are instructing a Ravenscourt Park conveyancing solicitor they may be willing to arrange energy assessments due to their contacts with long established Ravenscourt Park accredited person
Forgive me if this question is silly but I am new to the home buying as a 1st time purchaser of a two bedroom flat in Ravenscourt Park. Do I pick up the keys to the premises on completion from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Ravenscourt Park?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you should be invited to pick up the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Ravenscourt Park solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ravenscourt Park postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Ravenscourt Park.
Do commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in Ravenscourt Park?
Its becoming the norm that commercial conveyancing solicitors in Ravenscourt Park will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Ravenscourt Park. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ravenscourt Park.
For every commercial conveyancing transaction in Ravenscourt Park it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Ravenscourt Park commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Ravenscourt Park.
I decided to have a survey done on a property in Ravenscourt Park in advance of retaining lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some lenders will refuse to issue a loan on such a premises.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ravenscourt Park. Conveyancing may be slightly more expensive based on your lender's requirements.
There are only Fifty years left on my flat in Ravenscourt Park. I need to get lease extension but my landlord is absent. What are my options?
On the basis that you qualify, 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 mean that your lease can be lengthened by the Court. You will be obliged to demonstrate that you have used your best endeavours to find the freeholder. On the whole a specialist should be helpful to conduct investigations and prepare an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on investigating the landlord’s absence and the vesting order request to the County Court covering Ravenscourt Park.
I have given up trying to purchase the freehold in Ravenscourt Park. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to assess the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a Ravenscourt Park property is 19 Crisp Road in June 2009. Following a vesting order (Under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993) The tribunal determined that the premium payable for the acquisition of the freehold was £33,756,apportioned as to£12,285 for the lower at and £21,471for the upper fat. This case affected 2 flats. The unexpired lease term was 68.32 years.