Is there a reason to use a Thamesmead conveyancing firm when web based alternatives are cheap by comparison?
To take your time to find compare conveyancing costs in Thamesmead and you should seek an affordable fee calculation but don’t become consumed with sourcing the cheapest Thamesmead conveyancer. Locating the right conveyancer can be the difference between a smooth and a distressing move. It is important that you ensure that you have expert guidance from a trusted conveyancer. An e-mail can never be as helpful as a phone discussion and can never replicate a face to face appointment. Our partner firms will find you a qualified and trusted conveyancing solicitor who can tackle your conveyancing from beginning to end, giving the sort of personalised service that you are unlikely to received from an internet conveyancer. He or She will update you as to any developments and keep you informed. Should it ever be necessary to contact the firm you will know who you need to speak to and they will endeavour to make sure that you are in the know.
Last August we completed a house move in Thamesmead. We have noticed several problems with the property which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been carried out as part of conveyancing in Thamesmead?
The query is not clear as to the nature of the problems and if they are unique to conveyancing in Thamesmead. Conveyancing searches and investigations initiated as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, the vendor completes a form referred to as a SPIF. answers is inaccurate, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Thamesmead.
Will our lawyer be asking questions about flooding during the conveyancing in Thamesmead.
Flooding is a growing risk for conveyancers carrying out conveyancing in Thamesmead. Some people will buy a house in Thamesmead, completely aware 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, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, however there are a various checks that may be carried out by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Thamesmead. The conventional set of property information forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to find out whether the property has ever been flooded. In the event that the property has been flooded in past which is not disclosed by the seller, then a purchaser could commence a compensation claim stemming from an incorrect answer. The buyer’s conveyancers may also conduct an environmental search. This should indicate whether there is a recorded flood risk. If so, more detailed inquiries should be carried out.
Me and my brother own a renovated Georgian house in Thamesmead. Conveyancing lawyer represented me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for 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 Thamesmead and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing lawyer who completed the work.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Thamesmead is the location of the property. Can you offer any advice?
Flying freeholds in Thamesmead are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Thamesmead you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thamesmead 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 August I purchased a leasehold property in Thamesmead. 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 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 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).
My wife and I have hit a brick wall in seeking a lease extension in Thamesmead. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a Thamesmead conveyancing firm who can help.
An example of a Lease Extension case for a Thamesmead residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The remaining number of years on the lease was 76 years.