Recently contacted my conveyancing solicitor in Southfields who acted for me two years ago asking for a conveyancing quote based on the same type of house sale & purchase (a leasehold property and a freehold premises) of similar values with a home loan from Clydesdale. It looks as though am now being charged twice the amount. Should I look for an alternative conveyancer?
The estimate does seem a little overpriced. If you shop around you might get the conveyancing a bit cheaper by as much as a hundred pounds. That being said, if you were happy with the conveyancing the firm provided you maycome to regret choosing an a cheaper lawyer. If is important to enquire that the firm can represent Clydesdale. You can employ our search tool to get a quote a Southfields conveyancing firm on the Clydesdale member panel, which can often include conveyancing solicitors in Southfields.
I am helping my sister sell her property in Southfields. Will the solicitor arrange the EPC or do I organise this?
Following the demise of HIPs, EPC’s was maintained a required part of selling a house. An energy assessment must be commissioned in advance of the property being marketed. This is not a task that law firms ordinarily arrange. If you are instructing a Southfields conveyancing lawyer they might help arrange EPC’s due to their contacts with reputable local accredited person
About to purchase flat in Southfields. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Southfields solicitor is on the Leeds Building Society conveyancing panel.
Aldermore have agreed my mortgage in principle, my bid on a apartment in Southfields has been accepted, what are the next steps?
The estate agent will want to be advised as to your property lawyer's details (make sure the lawyers are on the bank’s panel). Call up Aldermore or your financial adviser and finish off any outstanding paperwork. Aldermore will appoint a valuer who will get in touch with the selling agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes approximately ten days to get a mortgage offer. Aldermore will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Southfields.
Will our solicitor be raising questions regarding flooding as part of the conveyancing in Southfields.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Southfields. Plenty of people will buy a property in Southfields, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, however there are a number of checks that may be initiated by the purchaser or by their conveyancers which can give them a better understanding of the risks in Southfields. The standard completed inquiry forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the seller to find out if the premises has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the owner, then a purchaser could commence a compensation claim as a result of such an misleading response. The purchaser’s conveyancers should also carry out an enviro report. This will disclose if there is a recorded flood risk. If so, more detailed inquiries will need to be conducted.
It has been five months since my purchase conveyancing in Southfields took place. I have checked the Land Registry site 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 residence 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 work for a reputable estate agency in Southfields where we see a few flat sales jeopardised as a result of short leases. I have been given inconsistent advice from local Southfields conveyancing firms. Can you confirm whether the seller of a flat can start the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease 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. This means 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 before, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder 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.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Southfields conveyancing firm to help?
Where there is a absentee freeholder 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 judgment on the amount due.
An example of a Lease Extension matter before the tribunal for a Southfields premises is 83 Balvernie Grove in February 2012. The Tribunal assessed the price to be paid by the leaseholder to the freeholder for the lease extension pursuant to section 48 of the Leasehold Reform Housing & Urban Development Act 1993 should be£16,603.00 This case affected 1 flat. The unexpired term was 69.32 years.
How do I discover who is the owner of a property in Southfields?
On the basis that the premises is registered with HM Land Registry, and you have enough details of the address of the property, you should be able to obtain results from the HMLR of the recorded proprietor for a a minimal charge.