We are buying a house and require a conveyancing solicitor in Seven Kings who is on the Bank of Ireland solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Seven Kings.
We're in Seven Kings, First time buyers purchasing with a mortgage (lender is HSBC , and our lawyer is on the HSBC conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the HSBC conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Will our lawyer be asking questions concerning flooding during the conveyancing in Seven Kings.
Flooding is a growing risk for solicitors dealing with homes in Seven Kings. There are those who buy a house in Seven Kings, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, however there are a numerous checks that may be carried out by the purchaser or by their conveyancers which will give them a better understanding of the risks in Seven Kings. The conventional set of information sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to determine if the property has historically flooded. In the event that the premises has been flooded in past which is not disclosed by the owner, then a buyer could commence a legal claim for losses as a result of such an misleading response. A buyer’s lawyers will also conduct an enviro report. This should indicate whether there is a recorded flood risk. If so, more detailed inquiries should be carried out.
I used Action Conveyancing several years ago for my conveyancing in Seven Kings. Now, I need the files however the law firm is no longer operating. 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 Seven Kings of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Am I right to be suspicious about estate agents that I am dealing with are recommending a factory type conveyancing firm rather than a local Seven Kings conveyancing practice?
As with many professional services, often input from family and friends can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing matter; estate agents, financial adviser and lenders might all suggest solicitors to select. On occasion these lawyers might be known to one of the organisations as experts in their field, but sometimes there is an underlying commercial relationship behind the endorsement. You have the right to select your preferred conveyancer. However, bear in mind that some lenders have an approved list of law firms you must use for the lender related work in your conveyancing.
I am a negotiator for a busy estate agency in Seven Kings where we have witnessed a number of leasehold sales derailed as a result of short leases. I have been given contradictory information from local Seven Kings conveyancing firms. Could you confirm whether the vendor of a flat can start the lease extension formalities for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have had difficulty in trying to reach an agreement for a lease extension in Seven Kings. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We are happy to put you in touch with a Seven Kings conveyancing firm who can help.
An example of a Lease Extension decision for a Seven Kings property is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case related to 1 flat. The unexpired residue of the current lease was 61.36 years.