My wife and I are purchasing a apartment in St Paul's Cray. It might be a silly question but how we can trust a solicitor? On the day of competition we will need to deposit money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am due to move house in September. Will my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you suggest a removal company in St Paul's Cray. Conveyancing solicitor was chosen prior to coming across your site.
On the afternoon of completion you will need to collect the keys from the property agent but this should only be done once the vendors solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you will need to tell the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you locate a conveyancing in St Paul's Cray or a legal practice that specialises in conveyancing in St Paul's Cray.
After shopping around on the internet I have found a St Paul's Cray lawyer having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own St Paul's Cray surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who dealt with the conveyancing in St Paul's Cray 4 years ago have long since closed. What do I do?
In today’s world there are copies made of almost everything, and your solicitor will know precisely where to look for all the relevant paperwork so you can buy or dispose of your house without any difficulty. Where duplicates can’t be found, your conveyancer may be able to put in place insurance or indemnities protecting you against possible claims on the premises.
I'm purchasing my first flat in St Paul's Cray with a loan from Barnsley Building Society. The builders would not reduce the amount so I negotiated £7000 of additionals instead. The estate agent advised me not inform my lawyer about this side-deal as it will adversely affect my mortgage with the bank. 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.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. St Paul's Cray is the location of the property. Is there any guidance you can impart?
Flying freeholds in St Paul's Cray are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Paul's Cray you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Paul's Cray 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.
Last March I purchased a leasehold house in St Paul's Cray. Do I have any liability for service charges for periods before completion of my purchase?
In a situation 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. However, 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).
We have reached the end of our tether in negotiating a lease extension in St Paul's Cray. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee freeholder 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 judgment on the sum to be paid.
An example of a Lease Extension case for a St Paul's Cray residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired lease term was 50.57 years.
I am purchasing a flat and need a conveyancing solicitor in St Paul's Cray who is on the lender solicitor panel. Can you recommend a St Paul's Cray or local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who do conveyancing in St Paul's Cray. We dont recommend any particular solicitor.