I went with a Hampton based lawyer for my conveyancing in Hampton today. Reviewing the fine print I seeI am liable for fees even where the transaction does not complete. Should I go with them or appoint a web based solicitor practice advertising no-sale-no-fee conveyancing in Hampton?
It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be higher to cover the transactions that do not proceed. Also remember that such promotions rarely protect you from expenditure such as Hampton conveyancing search expenses.
I am in the process of refinancing my property in Hampton, does my lawyer have to be on the Clydesdale Solicitor panel?
There is nothing to stop you using your solicitor, but Clydesdale will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Will our lawyer be raising questions concerning flooding during the conveyancing in Hampton.
Flooding is a growing risk for conveyancers specialising in conveyancing in Hampton. Some people will acquire a property in Hampton, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, however there are a number of searches that can be carried out by the buyer or by their conveyancers which can figure out the risks in Hampton. The standard information supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to determine whether the premises has suffered from flooding. If the premises has been flooded in past which is not revealed by the seller, then a purchaser may issue a legal claim for losses stemming from an misleading answer. The purchaser’s lawyers may also commission an environmental search. This should disclose if there is any known flood risk. If so, more detailed inquiries should be conducted.
four months have gone by following my purchase conveyancing in Hampton completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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 premises 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.
Do you have any advice for leasehold conveyancing in Hampton with the intention of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Hampton can be reduced where you instruct lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold documentation needed by the buyers’ lawyers. A minority of Hampton leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is 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 actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you have carried out any alterations to the residence would they have required Landlord’s consent? Have you, for example laid down wooden flooring? Hampton leases often stipulate that internal structural alterations or installing wooden flooring require a licence issued by the Landlord acquiescing to such changes. Where you fail to have the approvals in place you should not contact the landlord without contacting your solicitor in advance. The majority of landlords or Management Companies in Hampton levy fees for supplying management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Hampton. If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share certificate. Obtaining a new share certificate can be a time consuming formality and frustrates many a Hampton conveyancing deal. If a new share is needed, do contact the company officers or managing agents (if applicable) for this sooner rather than later.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Hampton conveyancing firm to assist?
Where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to make a decision on the premium.
An example of a Lease Extension case for a Hampton residence is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The number of years remaining on the existing lease(s) was 82.93 years.