We are buying a house and need a conveyancing solicitor in The Ridgeway who is on the Co-operative solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in The Ridgeway.
I am assisting my sister sell her house in The Ridgeway. Does the conveyancer arrange the energy assessment or should I organise this?
After the abolition of HIPs, EPC’s was left as a mandatory part of selling a house. An energy performance certificate should be commissioned before the property is put on the market. This is not a task that solicitors normally organise. If you are instructing a The Ridgeway conveyancing practitioner they may be able to arrange energy performance certificates given their relationships with reputable The Ridgeway providers
A friend informed me that in purchasing a property in The Ridgeway there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of a number of properties in The Ridgeway which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in The Ridgeway should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
TSB have agreed my mortgage in principle, my bid on a property in The Ridgeway has been agreed to, what happens next?
Your property agent will wish to know who your solicitors are (ensure that the lawyers are on the bank’s panel). Call up TSB or the financial adviser and finish off any appropriate paperwork. TSB will instruct a valuer who will get in touch with the estate agent or seller to book a time for the valuation to take place. Once conducted (assuming no problems) it takes about ten days to get a mortgage offer. TSB will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in The Ridgeway.
I have been told that property searches are a common cause of stalling in The Ridgeway house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in The Ridgeway.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. The Ridgeway is where the house is located. Is there any advice you can give?
Flying freeholds in The Ridgeway are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in The Ridgeway you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in The Ridgeway may ascertain 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 property.
Should I instruct a The Ridgeway conveyancing lawyer who is local to the property I am buying? I have an old university friend who can execute the legal work but her office is approximately 350kilometers away.
The benefit of a high street The Ridgeway conveyancing practice is that you can drop in to execute documents, hand in your identification documents and pester them if necessary. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were happy that should trump using an unfamiliar The Ridgeway conveyancing lawyer just because they are local.
Last June I purchased a leasehold house in The Ridgeway. Do I have any liability for service charges for periods before my ownership?
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. 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).
Having spent months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in The Ridgeway. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We can put you in touch with a The Ridgeway conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a The Ridgeway flat 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 related to 13 flats. The unexpired term as at the valuation date was 76 years.