We are due to complete buying a house in Strawberry Hill but as a consequence of wreckage from some water damage at the property I have managed to agree reparation from the owner of three thousand pounds by way of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process but Virgin Money are not allowing this. Should they have been involved?
Any lawyer being on a Virgin Money approved list is obliged to disclose to Virgin Money of any amendments to the sale price. If you were to refuse your property lawyer to report the price change to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new solicitor for your conveyancing in Strawberry Hill.
I used Action Conveyancing several years past for my conveyancing in Strawberry Hill. I now require my file but cannot find the solicitor. What do I do?
You should call 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 Strawberry Hill of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Strawberry Hill differ for new build properties?
Most buyers of new build premises in Strawberry Hill come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Strawberry Hill usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Strawberry Hill or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Strawberry Hill is where the house is located. What do you suggest?
Flying freeholds in Strawberry Hill are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Strawberry Hill 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 Strawberry Hill 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 residence.
My business partner and I are planning to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering fixed costs for commercial conveyancing in Strawberry Hill for below £2000?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Strawberry Hill, including the sale and acquisition of businesses as well as simply premises. If you are looking to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can find you the right firm. Regarding the charges these will vary based on the structure and nuances of the proposed transaction. Please provide us with your details or phone us so that we can supply you with a detailed commercial conveyancing quote.
I am employed by a busy estate agency in Strawberry Hill where we see a number of leasehold sales put at risk due to short leases. I have been given conflicting advice from local Strawberry Hill conveyancing firms. Please can you clarify whether the seller of a flat can commence the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Despite our best endeavours, we have been unsuccessful in trying to reach an agreement for a lease extension in Strawberry Hill. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the LVT to make a decision on the price.
An example of a Lease Extension decision for a Strawberry Hill flat is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case was in relation to 1 flat. The unexpired term was 60.45 years.