The New Brighton conveyancing solicitors that just started acting on my purchase in New Brighton have without warning closed. I only went with them because I needed a lawyer on the Bank of Ireland conveyancing panel and my preferred New Brighton lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will 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 Bank of Ireland 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 lawyers should be in a position to assist.
My friend suggested that where I am buying in New Brighton I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard New Brighton conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about New Brighton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the New Brighton Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, New Brighton Education with maps and statistics, Local Amenities and other useful data regarding New Brighton.
Due to the input of my in-laws I had a survey completed on a property in New Brighton ahead of appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some lenders may not give a loan on this type of premises.
It depends who your proposed lender is. HSBC has different requirements from Halifax. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in New Brighton. Conveyancing will be smoother if you use a solicitor in New Brighton especially if they are acquainted with such properties in New Brighton.
We're new to the buying process - had an offer accepted, but the agent has warned us that the vendor will only go ahead if we instruct their recommended solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local solicitor used to conveyancing in New Brighton
It is highly unlikely the vendors are behind this. If they want ‘a quick sale', alienating a genuine buyer is counter productive. Contact the vendors directly and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you intend to appoint your own,trusted New Brighton conveyancing solicitors - as opposed tothose that will give the estate agent a referral fee or achieve conveyancing thresholds demanded by HQ.
What are your top tips when it comes to choosing a New Brighton conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a New Brighton conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non New Brighton conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
If the firm is not ALEP accredited then what is the reason?
Leasehold Conveyancing in New Brighton - Examples of Questions you should consider Prior to Purchasing
How many of the leaseholders are in arrears for their service charge payments? Many New Brighton leasehold apartments will have a service charge for maintenance of the building invoiced on behalf of the freeholder. Where you acquire the flat you will have to meet this charge, normally quarterly during the year. This can be anything from a few hundred pounds to thousands of pounds for blocks with lifts and large common grounds. In all likelihood there will be a ground rent for you to pay annual, normally this is not a large amount, say approximately £25-£75 but you need to enquire as on occasion it can be many hundreds of pounds. You should be aware that where the lease has no more than 80 years it will affect the value of the apartment. Check with your lender that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you will be be obliged to have owned the premises for 24 months in order to be entitled to carry out a lease extension.