We went with a local solicitor for our conveyancing in West Barnes last week. Reviewing the official terms of business I notewe are on the hook for costs even if our purchase aborts. Would I be best advised to use a web based firm offering no move no charge conveyancing in West Barnes?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will generally be more expensive to counteract the conveyances that abort. Please beware that such deals rarely protect you from outlay e.g. West Barnes conveyancing search costs.
The West Barnes conveyancing solicitors that I appointed last week on my purchase in West Barnes have suddenly shut down. I chose them because I had to have a solicitor on the Santander conveyancing panel and my preferred West Barnes lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Santander conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
How can the Landlord & Tenant Act 1954 affect my business property in West Barnes and how can you help?
The 1954 Act gives a safeguard to commercial leaseholders, giving them the right to make a request to court for a renewal tenancy and remain in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. West Barnes is one of our many areas of the UK in which the firms we work with have offices
In my capacity as executor for the will of my grandmother I am selling a house in Neath but live in West Barnes. My solicitor (approximately 260 miles from meneeds me to execute a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in West Barnes to witness this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are located in West Barnes
Estate agents have just been given the go-ahead to market my ground floor apartment in West Barnes. Conveyancing lawyers have not yet been instructed, but I have recently received a yearly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you pay the invoice as usual as all ground rent and service charges should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I own a ground-floor 1960’s flat in West Barnes. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
in cases where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to assess the amount due.
An example of a Lease Extension decision for a West Barnes flat is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.
My partner and I are buying a ground floor flat in West Barnes. When we first instructed conveyancing practitioner, they told us that they were on all major UK bank panels. Our financial adviser called yesterday to say that they don't seem to be on the Bank of Ireland approved list. Were it to be true, what should we do? Do we simply choose a new solicitor that is on their approved list or should we pay for dual representation, with Bank of Ireland selecting their own approved conveyancer.
If you are purchasing a property requiring a mortgage it is conventional for the buyer’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancing practitioner has to satisfy. Some mortgage companies now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancing practitioner should contact Bank of Ireland to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Bank of Ireland's conveyancing panel and you may continue to use your own West Barnes solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.