I am in a contract race with another prospective purchaser for a property in Ham. What can I do to expedite matters?

First, If you are under pressure to sign contracts we would recommend that your conveyancer is familiar with the area as they will have local connections and knowledge. It is possible that they may have transacted otherhomes in the same street. You would be best advised to use a Ham conveyancing solicitor. Second, be sure that the lawyer is on the on the approved list for your mortgage company. It is said that nearly one in five of Ham conveyancing deals are delayed or jeopardised after finding out that a purchaser’s conveyancer was not on their banks panel. This can often result in the transaction being frustrated by almost three weeks. It is believed that this issue impacts in the region of 100,000 home sales annually. Almost all Ham conveyancing practices can not represent certain mortgage companies so do check as early as possible.

The Ham conveyancing solicitors that I appointed last week on my purchase in Ham have without warning closed. I only went with them because I needed a lawyer on the Co-operative conveyancing panel and my preferred Ham lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?

If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Co-operative conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.

I'm refinancing my primary house to a buy to let loan with Aldermore and I will use the rest of the raised equity towards a second house. The location we are looking at is Ham. Will your conveyancers be able to act for the two mortgage companies and tie in the transactions?

Do use our search tool on this page to ensure that the conveyancers are on the relevant lender panels. Having checked that they are your conveyancer will be able to connect the two conveyancing matters but you should have a chat with you conveyancer and make clear your desired outcome and needs.

Should I go with a Ham conveyancing practitioner based in the location that I am purchasing? We have a good friend who can perform the legal formalities but her office is 300miles away.

The benefit of a local Ham conveyancing firm is that you can pop in to execute paperwork, hand in your identification documents and apply pressure on them if necessary. Having local Ham know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and the majority were happy that should surpass using an unknown Ham conveyancing solicitor just because they are based in the area.

I am hoping to sign contracts shortly on a studio apartment in Ham. Conveyancing solicitors assured me that they report fully next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Ham should include some of the following:

Does the lease prevent you from subletting the property, or having a home office for business Does the lease require carpeting throughout thus preventing wood flooring? Whether your lease caters for for a reserve fund? Responsibility for repairing the window frames Who has the liability to repair and maintain the block. It is important for you to know which party is liable for the repair and maintenance of all parts of the block and estate

Notwithstanding our best endeavours, we have been unsuccessful in trying to purchase the freehold in Ham. Can the Leasehold Valuation Tribunal adjudicate on premiums?

in cases where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the sum to be paid.

An example of a Lease Extension matter before the tribunal for a Ham premises 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 affected 1 flat.