I can't travel far from Erith. I would like to know the reason why all Erith conveyancers are not on all bank panels?
Even though it may seem unfair for mortgage companies to restrict who can act for them, from the public’s or lawyer’s perspective, the flip side is that mortgage companies are becoming ever more anxious and consider it vital to defend themselves from mortgage fraud. As a consequence of this concern mortgage companies are limiting their conveyancing panel to a size that they are happy to control.
We are about to exchange buying a house in Erith but as a consequence of damage from a small fire at the property I have managed to agree recompense from the seller of six thousand pounds taking the form of a deduction in the price. I had intended this to be addressed as part of amending the contract but Skipton will not permit this. Should they have been notified?
Your lawyer that is on a Skipton approved list is obliged to disclose to Skipton of any amendments to the purchase price. If you were to refuse your property lawyer to disclose the reduction to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new property lawyer for your conveyancing in Erith.
I used Arc property Solicitors several years ago for my conveyancing in Erith. Now, I need my files but the law firm has closed. What do I do?
Do call 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 Erith of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Given that I will soon part with £400,000 on a two bedroom apartment in Erith I wish to talk to a solicitor concerning thehome move before appointing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your conveyancing in Erith.There is no ‘factory style conveyancing’ - every client is unique person, not a case reference. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Erith should be the amount on the final invoice that you end up paying.
Do you have any top tips for leasehold conveyancing in Erith with the intention of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Erith can be avoided if you instruct lawyers as soon as you market your property and ask them to put together the leasehold documentation needed by the purchasers’ lawyers. If you have had any disputes with your freeholder or managing agents it is essential that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic rather than ongoing. The majority of freeholders or managing agents in Erith levy fees for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Erith. A minority of Erith leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Erith conveyancing firm to help?
Where there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the relevant legislation 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 Erith residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The number of years remaining on the existing lease(s) was 76 years.