I am expecting a mortgage offer from Lloyds. I would like to enlist the help of a Licensed Conveyancer in West Byfleet. Does the Lloyds Conveyancing panel include conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Last July we completed a house move in West Byfleet. We have noticed several issues with the property which we suspect were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been conducted for conveyancing in West Byfleet?
The query is vague as to the nature of the problems and if they are unique to conveyancing in West Byfleet. Conveyancing searches and investigations initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the process, a seller fills in a questionnaire referred to as a SPIF. answers ends up being incorrect, you may have a misrepresentation 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 West Byfleet.
It has been 4 months since my purchase conveyancing in West Byfleet concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been pointed in your direction by numerous estate agents in West Byfleet to get a quote from a solicitor using your seach tool. What’s the financial incentive for Estate Agents to offer your lawyers ahead of alternative conveyancing organisations?
We don’t make any financial incentive for pointing buyers and sellers our way. We thought it would be too underhand to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I need to instruct a conveyancing solicitor for remortgage conveyancing in West Byfleet. I've land on a web site which seems to have the ideal answer If there is a chance to get all formalities completed via email that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I work for a busy estate agent office in West Byfleet where we have witnessed a number of flat sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local West Byfleet conveyancing solicitors. Can you shed some light as to whether the seller of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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.
West Byfleet Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
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Generally speaking the outlay for major works tend not to be wrapped into the service charges, albeit that there some managing agents in West Byfleet ask leasehold owners to contribute towards a reserve fund and this is used to offset against larger works. How many of the leaseholders are in arrears for their maintenance charge payments? This information is important as a) areas could result in problems for the building as the common areas may begin to deteriorate if maintenance remain unpaid b) if the leasehold owners have a dispute with the managing agents you will want to know about it