The Wotton under Edge conveyancing firm that I recently instructed on my house acquisition in Wotton under Edge have without warning shut down. They were on acting for me because I needed a lawyer on the Bank of Ireland conveyancing panel and my preferred Wotton under Edge lawyer was not. I wrote them a cheque for £250 in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Bank of Ireland 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 lawyers should be in a position to help.
We are aiming to move home in August. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you put forward a removal company in Wotton under Edge. Conveyancing firm was chosen before I stumbled across this website.
On the afternoon of completion you will need to collect the house keys from your property agent however this should only occur once the previous owners lawyers inform the agent that they have the completion monies and the keys can be collected. You will need to inform the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can assist you in locating a residential property solicitor in Wotton under Edge or a legal practice that specialises in conveyancing in Wotton under Edge.
We were going to get a AIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Wotton under Edge solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Wotton under Edge solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
Completion of my purchase has taken place for my property in Wotton under Edge. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Wotton under Edge is where the house is located. Can you shed any light on this issue?
Flying freeholds in Wotton under Edge are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wotton under Edge you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wotton under Edge 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.
We're first time buyers - agreed a price, yet the property agent advised that the owners will only move forward if we appoint their recommended solicitors as they want an ‘expedited deal’. We would rather use a local solicitor who is familiar with conveyancing in Wotton under Edge
It is unlikely the vendors are behind this. Should the seller want ‘a quick sale', alienating a serious buyer is not the way to achieve this. Try to communicate with the owners directly and make sure they understand (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you are chain free (d) you intend to proceed fast (e)but you are going to instruct your preferred Wotton under Edge conveyancing firm - as opposed tothe ones that will give their negotiator at the agency a referral fee or hit his conveyancing figures demanded by corporate headquarters.
Last January I purchased a leasehold property in Wotton under Edge. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee 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).
I own a leasehold flat in Wotton under Edge, conveyancing having been completed in 2007. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Wotton under Edge with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 per annum. The lease runs out on 21st October 2086
With 61 years left to run we estimate the price of your lease extension to be between £19,000 and £22,000 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
I am buying a garden maisonette in Wotton under Edge. Conveyancing solicitor is awaiting, from the seller, building insurance documents. This afternoon I was advised that the vendor needs to send the insurance paperwork for the flat above in addition. Why does my property lawyer want to review the insurance for the other flat? Is it really necessary? We have been in hold for the last fortnight…
It is not impossible in leasehold conveyancing in Wotton under Edge to find Conveyancing in Wotton under Edge in a minority of cases reveals that the lease provides for the leasehold owners to insure their individual flats as opposed to the landlord insuring the whole premises - which is definitely preferable. You should double check with your conveyancer but it would seem that your solicitor is attempting to establish that the whole building is insured. Insuring a ground floor flat is no help when it comes to rebuilding after a fire if the 1st floor cannot be reinstated due to lack of insurance.