We instructed a high street firm for our conveyancing in South Tottenham yesterday. Looking through the Terms it is apparent thatwe are liable for charges even where the conveyance does not complete. Should I go with them or select an internet solicitor practice offering no move no charge conveyancing in South Tottenham?
Generally there is a compromise along the lines that if "No Sale No Fee" is available then the fee levels will generally be higher to counteract the conveyances that fail to complete. Dont forget that these arrangements generally do not protect you from outlay by way of example South Tottenham conveyancing search charges.
The South Tottenham conveyancing solicitors that I recently instructed on my purchase in South Tottenham have without warning closed. I only went with them because I needed a lawyer on the Barclays conveyancing panel and my preferred South Tottenham lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
I own a semi-detached Georgian house in South Tottenham. Conveyancing solicitor acted for me and Lloyds TSB Bank. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in South Tottenham and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing lawyer who carried out the work.
I decided to have a survey carried out on a house in South Tottenham in advance of appointing solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some banks will not grant a loan on such a premises.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in South Tottenham. Conveyancing will be smoother if you use a solicitor in South Tottenham especially if they are familiar with such properties in South Tottenham.
In searching the internet for the words conveyancing in South Tottenham it reveals many solicitorsin the area. How do I determine which is the right property lawyer for purchase transaction?
The ideal method of finding a suitable conveyancer is via trusted recommendation, so enquire of colleagues and family who have bought a property in South Tottenham or the reputable estate agent or financial adviser. Fees for conveyancing in South Tottenham vary, so it's a good idea to secure at least three fee calculations from varying types of companies. Dont forget to clarify that the charges are guaranteed not to rise.
I've recently bought a leasehold flat in South Tottenham. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have had difficulty in seeking a lease extension in South Tottenham. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a missing landlord or where 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 determine the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a South Tottenham premises is 22 Wakefield Road in January 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 9th May 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,400 This case was in relation to 2 flats. The unexpired lease term was 74.13 years.