Why would one instruct a Ham conveyancing firm given that national conveyancers are more affordable?
By all means make sure that you compare conveyancing costs in Ham and you should seek a competitive estimate but don’t be focused with sourcing the cheapest Ham conveyancer. Finding the right conveyancer can mark the difference between a smooth and a frustrating move. You need to ensure that you have expert guidance from an experienced solicitor. Emails can't take the place of a phone call and are no substitute for a face to face appointment. The firms that we work with will appoint you a qualified and trusted conveyancing solicitor who can deal with your conveyancing from beginning to end, giving the sort of hand holding that you will never get with an online conveyancer. Our lawyers will keep you updated as to progress making sure that you are never in the dark. If you ever need to contact the office you will know who to ask for and they will be sure you are kept fully informed.
The Ham conveyancing firm handling our Ham conveyancing has identified a discrepancy between the surveyor’s assumptions in the home valuation survey and what is in the conveyancing documents. My solicitor has advised that he is obliged to check that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s course or action appropriate?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Having sold my house in Ham last August but the buyer keeps texting daily to say their conveyancer is waiting to hear from mine. What should have happened following completion?
Following your sale your conveyancer should deliver the transfer documentation and all of the paperwork to the purchaser's lawyers. Where relevant, your lawyer should also send confirmation that the home loan has been repaid to the buyers conveyancers. There are no post completion procedures unique to conveyancing in Ham.
Will my lawyer be raising enquiries about flooding as part of the conveyancing in Ham.
Flooding is a growing risk for lawyers dealing with homes in Ham. There are those who acquire a property in Ham, fully aware 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 obtain a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a numerous checks that may be initiated by the buyer or by their solicitors which should figure out the risks in Ham. The conventional set of property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the seller to determine if the property has ever been flooded. In the event that the premises has been flooded in past and is not disclosed by the seller, then a purchaser could issue a legal claim for losses resulting from an inaccurate answer. A purchaser’s solicitors should also conduct an enviro search. This should higlight whether there is any known flood risk. If so, additional investigations should be conducted.
My wife and I purchased a leasehold flat in Ham. Conveyancing and Clydesdale mortgage organised. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Ham who previously acted has now retired. Any advice?
First contact HMLR to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Ham conveyancing firm to do this as you can do this on the Land Registry website 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 have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Ham conveyancing firm to help?
in cases where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to assess the amount due.
An example of a Lease Extension decision for a Ham property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.