I am assisting my niece sell her house in West Smithfield. Does the conveyancing solicitor arrange an energy performance certificate or it is for the owner to see to?
Following the abolition of Home Information Packs, EPC’s was maintained a required element of moving property. An EPC must be to hand before the property is advertised. This is not a task that conveyancers normally arrange. Where you are instructing a West Smithfield conveyancing solicitor they might help arrange EPC’s given their relationships with long established West Smithfield accredited person
Completion of my remortgage has taken place for my property in West Smithfield. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
After what feels like an age I have had an offer on a maisonette in West Smithfield accepted, but there is a chain. The vendors have offered on on an apartment, but it’s not yet tied up, and have viewings of other flats in the pipeline. I have selected a high street conveyancing solicitor in West Smithfield. What do I do now? When do I get the mortgage application with Leeds Building Society going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then valuation, West Smithfield conveyancing search charges, etc). The first course of action is to ensure that your conveyancing practitioner is on the Leeds Building Society conveyancing panel. Concerning the subsequent stages this very much dictated by the specifics of your case, attraction to the property and on the state of the market. During a buoyant market some buyers will apply for the mortgage with Leeds Building Society and arrange for the valuation and only if it was satisfactory would they request their lawyer to move forward with the conveyancing in West Smithfield.
It has been five months since my purchase conveyancing in West Smithfield completed. I have checked the Land Registry website which shows that I paid £175,000 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 premises 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.
What does commercial conveyancing in West Smithfield cover?
West Smithfield conveyancing for business premises incorporates a broad array of advice, provided by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
I need to instruct a conveyancing solicitor for remortgage conveyancing in West Smithfield. I happened to stumble upon a site which looks to be the ideal offering If there is a chance to get all this stuff done via web that would be ideal. 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?
All being well we will complete the sale of our £125,000 apartment in West Smithfield next week. The management company has quoted £300 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in West Smithfield?
West Smithfield conveyancing on leasehold apartments normally requires the buyer’s conveyancer sending questions for the landlord to answer. Although the landlord is not legally bound to answer such questions the majority will be content to assist. They are at liberty to invoice a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some situations it is above £800. The management information fee levied by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration fees, without which the charge is technically not due. Reality however dictates that you have no option but to pay whatever is demanded if you want to sell the property.
After years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in West Smithfield. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We are happy to put you in touch with a West Smithfield conveyancing firm who can help.
An example of a Lease Extension decision for a West Smithfield property is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case affected 1 flat. The unexpired term as at the valuation date was 66.8 years.
We are looking to purchase a repossessed house in West Smithfield and the vendor would like to complete inside a week. Can a property lawyer complete in this timeframe? Am I best advised to select a local West Smithfield firm or an online company that advertises to complete quickly?
Attend your West Smithfield shopping parade. Go in to two or three solicitor’s offices and request to see a conveyancing solicitor for an estimate. Explain your requirements and get a commitment on speed. Appoint the firm that comes across as most genuine. Be sure to use a lawyer on the list of property lawyers who can act for your bank.