I have been told that property searches are a common reason for hinderance in Staines house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of holding up conveyancing in Staines.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who dealt with the conveyancing in Staines 10 years ago are no longer around. Will I be able to sell the house?
You no longer need to hold title deeds to evidence that you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.
I was advised by numerous property agents in Staines to select a solicitor using your seach tool. What’s the financial inducement for Estate Agents to offer your services ahead of another?
We refuse to make any referral fee for sending work in our direction. We thought it would be too underhand a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Is it best to choose a Staines conveyancing practitioner based in the vicinity that I am purchasing? We have a good friend who can conduct the legal formalities but her office is approximately 350kilometers away.
The benefit of a local Staines conveyancing practice is that you can visit the firm to sign paperwork, present your identification documents and pester them if necessary. Having local Staines know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and the majority were impressed that should surpass using an unknown Staines conveyancing lawyer just because they are based in the area.
Following years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Staines. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We can put you in touch with a Staines conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Staines premises is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The unexpired term was 82.93 years.
What are the common problems that you witness in leases for Staines properties?
There is nothing unique about leasehold conveyancing in Staines. All leases are individual and drafting errors can sometimes mean that certain clauses are not included. The following missing provisions could result in a defective lease:
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A provision for the recovery of money spent for the benefit of another party.
You could encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , The Mortgage Works, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to withdraw.
Much to my surprise my solicitor in Staines is asking me for personal identification documents saying that this is part of his retainer as a solicitor on the bank Solicitor panel. Is this right?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Staines