We wanted to use a property lawyer in Hazlemere for our home move. Our financial adviser informed us that our mortgage company Santander won't deal with them. Why is this not regarded as unduly restrictive?
Mortgage Companies ordinarily restrict either the category or the volume of conveyancing firms on their approved list of lawyers. Typical examples of such criteria being that a law practice must have two or more partners. As well as restricting the profile of firm, a few lenders have reduced the number of solicitor practices they permit to represent them. Be aware that Santander have no responsibility for the quality of advice provided by any member of Santander Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels since 2008 even though there remains differing opinions about the extent of solicitor involvement in some of that fraud. Data from the Land Registry indicate that plenty of law firms, including some in or near Hazlemere only carry out one or two conveyances per annum.
Will my lawyer be making enquiries about flooding as part of the conveyancing in Hazlemere.
Flooding is a growing risk for solicitors carrying out conveyancing in Hazlemere. There are those who buy a property in Hazlemere, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a number of searches that can be undertaken by the buyer or by their conveyancers which will figure out the risks in Hazlemere. The standard information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to discover whether the property has ever been flooded. In the event that the premises has been flooded in past and is not notified by the owner, then a buyer may bring a claim for damages stemming from an misleading reply. The buyer’s solicitors should also carry out an enviro report. This will disclose whether there is any known flood risk. If so, more detailed inquiries should be carried out.
Just had an offer accepted on a new build flat in Hazlemere. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Hazlemere
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants.
I need to instruct a conveyancing lawyer in Hazlemere for my home move. Is there any facility to check a solicitor's complaints history with the profession’s regulator?
Anyone can find presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA could monitor telephone calls for training reasons.
I’m about to sell my ground floor flat in Hazlemere. Conveyancing has not commenced, however I have just had a half-yearly maintenance charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as usual because all ground rent and maintenance payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I inherited a 2 bed flat in Hazlemere, conveyancing having been completed 9 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Hazlemere with an extended lease are worth £221,000. The ground rent is £50 invoiced every year. The lease ends on 21st October 2089
With 70 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.