I am assisting my mother sell her flat in Shortlands. Will the conveyancing solicitor commission an EPC or it is for the seller to see to?
Following the demise of Home Information Packs, EPC’s was maintained a compulsory element of moving house. An energy assessment should be to hand before the property is advertised. It is not a task that conveyancers ordinarily arrange. Where you are using a Shortlands conveyancing lawyer they may help arrange EPC’s due to their contacts with long established local assessors
I just bought a house at auction in Shortlands. Conveyancing is needed. What is next?
Now that you are to in every practical sense signed on the dotted line you should choose a conveyancing solicitor quickly as you are facing a fast approaching deadline in which to complete the property. All auction property will ordinarily have an associated legal set of papers. This will include most,if not all of the documents that your lawyer requires. In the case of leasehold premises the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are in place to complete on the date specified in the contract.
My aunt informed me that in purchasing a property in Shortlands there could be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are anumerous of properties in Shortlands which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Shortlands should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
4 months have elapsed following my purchase conveyancing in Shortlands took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Shortlands differ for new build properties?
Most buyers of new build premises in Shortlands contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because house builders in Shortlands typically buy the site, 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 conveyancers 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 used to new build conveyancing in Shortlands or who has acted in the same development.
I am using a search engine for the term on line conveyancing in Shortlands it reveals many property lawyerslocally. How do I determine which is the right solicitor for me?
The best way of choosing the right conveyancer is through a trusted referral, so ask colleagues and those you trust who have bought a property in Shortlands or a respected estate agent or financial adviser. Charges for conveyancing in Shortlands vary, so it's sensible to request a minimum of four estimates from different law firms. Be sure to seek confirmation that the costs are guaranteed not to escalate.
My wife and I purchased a leasehold flat in Shortlands. Conveyancing and HSBC Bank mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Shortlands who acted for me is not around. What should I do?
The first thing you should do is make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to instruct a Shortlands conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Shortlands conveyancing firm to act on my behalf?
Where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to make a decision on the price payable.
An example of a Freehold Enfranchisement case for a Shortlands flat is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268
Is there an average conveyancing fee for conveyancing in Shortlands?
The average cost last year for conveyancing in Shortlands was just under one thousand five hundred pounds not including Stamp Duty and Land Registry charges.