My previous lawyer has sent a quote for £1150 for freehold conveyancing in Yiewsley. I’m selling a Edwardian property for £225,000. This sounds too much. Is it in excess of the average fee for conveyancing in Yiewsley?
The estimate does seem a tad steep. If you shop around you could get the conveyancing a bit cheaper by say £100 plus VAT. On the other hand, you couldcome to regret choosing an an unknown solicitor. Remember to be sure that the firm can act for your mortgage company. You can utilise our search tool to select a Yiewsley conveyancing company on the banks conveyancing panel which can often include conveyancing solicitors in Yiewsley.
Will our solicitor be making enquiries regarding flooding during the conveyancing in Yiewsley.
Flooding is a growing risk for lawyers specialising in conveyancing in Yiewsley. There are those who acquire a house in Yiewsley, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, but there are a various checks that may be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Yiewsley. The standard property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to determine if the property has historically flooded. If the residence has been flooded in past and is not disclosed by the seller, then a purchaser may bring a compensation claim as a result of such an inaccurate reply. A buyer’s conveyancers will also conduct an enviro search. This should higlight whether there is any known flood risk. If so, additional investigations will need to be made.
I have justdiscovered that Wolstenholmes have closed. They conducted my conveyancing in Yiewsley for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is in my name in the name of the previous owner?
The easiest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Yiewsley conveyancing specialists.
I decided to have a survey done on a property in Yiewsley ahead of appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders will not issue a loan on this type of property.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. Should you wish to telephone us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Yiewsley. Conveyancing will be smoother if you use a solicitor in Yiewsley especially if they are acquainted with such properties in Yiewsley.
Having checked my lease I have discovered that there are only Fifty years left on my flat in Yiewsley. I need to get lease extension but my landlord is absent. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to find the freeholder. On the whole an enquiry agent should be useful to carry out a search and prepare a report to be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Yiewsley.
I am the proprietor of a garden flat in Yiewsley. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
if there is a missing freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to determine the sum to be paid.
An example of a Freehold Enfranchisement decision for a Yiewsley flat is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case related to 2 flats. The remaining number of years on the lease was 69 years.
My partner and I plan to purchase our 1st home in Yiewsley. Conveyancing practitioner already chosen. The mortgage adviser pointed out that a survey is not needed as the property was only built 16 yrs ago.
You would be best advised to take a Home Buyer's Report. Given the property is over ten years old the property will not come with a warranty, so you don't want to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report may suffice. They will highlight any obvious issues and recommend additional investigation where appropriate. If there are any signs of problems seek a comprehensive Building Survey from the beginning.