Please explain the implications if my solicitor is suspended from the Principality Solicitor panel ahead of completing my conveyancing in Soham?
The first thing to point out is that, 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.
Will my lawyer be raising enquiries regarding flooding as part of the conveyancing in Soham.
Flooding is a growing risk for solicitors conducting conveyancing in Soham. There are those who purchase a house in Soham, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, but there are a various checks that may be undertaken by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Soham. The standard information given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to determine whether the premises has historically flooded. In the event that flooding has previously occurred and is not notified by the seller, then a purchaser could commence a claim for damages resulting from an incorrect reply. A buyer’s conveyancers may also commission an enviro search. This should indicate whether there is any known flood risk. If so, more detailed inquiries should be made.
I used Stirling Law several years past for my conveyancing in Soham. Now, I need the files however 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 Soham 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.
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. Soham is where the house is located. Can you shed any light on this issue?
Flying freeholds in Soham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Soham you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Soham may decide 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 premises.
What are your top tips when it comes to appointing a Soham conveyancing practice to deal with our lease extension?
When appointing a conveyancer for lease extension works (regardless if they are a Soham conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with two or three firms including non Soham conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:
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What are the costs for lease extension work?
I purchased a basement flat in Soham, conveyancing was carried out in 2001. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Soham with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2092
With just 67 years unexpired we estimate the price of your lease extension to range between £10,500 and £12,000 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.
It has taken forever and a day but a mortgage offer from a mortgage company for the refinancing of my 3 bedroom flat is to be issued imminently. Can you suggest a cheap remortgage conveyancing law firm in Soham ?
You are on the wrong site if you are in need of the lowest fares for conveyancing in Soham. We can offer you excellent value conveyancing but our intention is not to work with the cheapest lawyers. Do not be fooled by companies offering £99 conveyancing in Soham.In your best case scenario, in opting for cheap conveyancing, you will end up with what you pay for and at worst you will end up invoiced for extras and still not get the service you were looking for.