My friend's mother is a conveyancer. I hope that I will receive preferential fee for conveyancing, but if not, what level of costs should I be expecting for conveyancing in Southall?
It’s a good idea to get 3 or more like-for-like conveyancing estimates. Do use our comparison tool on this site. Whilst prices will be different but service levels do differ between conveyancers as is the case with most professions.
I am due to exchange buying a property in Southall but as a consequence of damage from the recent storms I have was able negotiate recompense from the current proprietors in the sum of six thousand pounds in the form of a deduction in the price. This was going to be addressed as part of amending the contract however Nottingham are not allowing this. Why were they involved?
Any conveyancing practitioner that is on the Nottingham approved list is required to disclose to Nottingham of any changes to the sale price. If you were to refuse your solicitor to notify the price change to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new lawyer for your conveyancing in Southall.
What happens if my solicitor is removed from the HSBC Conveyancing panel ahead of completing my conveyancing in Southall?
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 our lawyer be raising enquiries concerning flooding as part of the conveyancing in Southall.
The risk of flooding is if increasing concern for solicitors dealing with homes in Southall. Plenty of people will buy a property in Southall, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, but there are a various searches that can be undertaken by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Southall. The conventional set of information supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to discover whether the property has ever been flooded. If the property has been flooded in past and is not revealed by the vendor, then a purchaser could issue a legal claim for losses stemming from an misleading answer. The buyer’s solicitors should also order an enviro search. This will reveal if there is a recorded flood risk. If so, further inquiries should be conducted.
I'm buying my first flat in Southall with a mortgage from National Westminster Bank. The builders refused to move on the amount so I negotiated 6k of additionals instead. The house builders rep advised me not to tell my solicitor about the side-deal as it may put at risk my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Last February I purchased a leasehold flat in Southall. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee 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. A critical element of leasehold conveyancing for your conveyancer to ensure 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 trying to purchase the freehold in Southall. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We can put you in touch with a Southall conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Southall residence is 33 Barbican Road in January 2013. The Tribunals calculation of the lease extension premium payable was £17,592. This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 55.12 years.