I used Wolstenholmes a few years ago for my conveyancing in Amersham. Now, I need my documents but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Amersham of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Amersham with the aid of help to buy. The developers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not inform my lawyer about the deal as it will jeopardize my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the encouragement of my in-laws I had a survey completed on a house in Amersham in advance of instructing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend refuse to grant a loan on a flying freehold premises.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Amersham. Conveyancing may be slightly more expensive based on your lender's requirements.
Back In 2007, I bought a leasehold flat in Amersham. Conveyancing and Norwich and Peterborough Building Society mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Amersham who acted for me is not around. Any advice?
First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Amersham conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a leasehold flat in Amersham, conveyancing formalities finalised in 2010. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Amersham with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease terminates on 21st October 2079
With only 60 years left to run we estimate the premium for your lease extension to be between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.
Developers have suggested I use a lawyer and I've obtained an estimate from them. It's almost £250 cheaper than my family Amersham solicitor. What's the catch?
Builders normally have panels of conveyancing practitioners who expedite matters and who know the seller’s contract and lawyer. As many developers offer an incentive to choose their approved property lawyer for this reason, any increased cost can be avoided and a developer won't put forward a conveyancing factory and run the risk of having the conveyancing stall when they demand an exchange in 28 days. The argument for not opting for the suggested conveyancing practitioner is that they may be unwilling to fight for your interests for fear of alienating the housebuilder. Where you have concerns that this may be the situation you should keep with your high street Amersham property lawyer.