What happens if my lawyer’s firm is expelled from the Virgin Money Conveyancing panel ahead of completing my conveyancing in Waltham Cross?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My partner and I are downsizing from our home in Waltham Cross and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers are using an internet conveyancing firm as opposed to a conveyancing solicitor in Waltham Cross. Having lived in Waltham Cross for 5 years we know that this is a non issue. Should we get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing firm already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I used Stirling Law a few years ago for my conveyancing in Waltham Cross. I now require my file however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Waltham Cross of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Waltham Cross I like with open areas and transport links in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in Waltham Cross in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
I'm converting the mortgage on my current property to a buy to let mortgage with Norwich and Peterborough Building Society and I will use the ballance of the raised equity as a down payment on a second property. The location we are looking at is Waltham Cross. Will your conveyancers be able to act for both sets of lenders and link together the conveyances?
Make use of our search tool on this site to check that the solicitors are on the relevant lender panels. Having checked that they are your conveyancer should be able to connect the two deals but you should have a chat with you lawyer and make clear your desired outcome and needs.
How much will conveyancing in Waltham Cross cost?
Almost all Waltham Cross conveyancing practices will charge a set fee. If additional work become due during the transaction your lawyer should disclose to you in writing of such further charges for any work immediately it becomes foreseeable. Some companies may agree not to render an invoice if the deal aborts, others will levy an bill for a fraction of the set costs, calculated based on the point at which the deal falls through.
It is advisable to seek various firms to send you an estimate.