I am in a contract race with another buyer for a property in Polegate. What can I do to expedite matters?
First, If the seller is applying time constraints for your conveyancing it is highly recommended that your conveyancer is familiar with the area as they will make use of local contacts and know-how. It is even conceivable that they may have conducted otherhomes in the same neighbourhood. You would be best advised to use a Polegate conveyancing lawyer. In addition, double check that the conveyancing firm is on the on the approved list for your mortgage company. It is said that just under twenty per cent of Polegate conveyancing transactions are frustrated or jeopardised after discovering a purchaser’s lawyer was not on their banks member panel. This can often result in the conveyancing being delayed by almost three weeks. It is believed that this issue affects approximately 100,000 home moves annually. Almost all Polegate conveyancing practices can not act for certain lenders so do check at the outset.
The Polegate conveyancing firm that I appointed last week on my house acquisition in Polegate have without warning shut down. I only went with them because I needed a lawyer on the Kent Reliance conveyancing panel and my previous Polegate lawyer was not. I paid them money on account. What should be my next steps?
Assuming that you have an Estate Agent in the equation 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. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Kent Reliance 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 am looking for a ground for flat up to £235,500 and found one close by in Polegate I like with a park and transport links in the vicinity, however it's only got 51 years unexpired on the lease. I can't really find anything else in Polegate in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage that many years may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
I only have 62 years unexpired on my lease in Polegate. I now wish to extend my lease but my landlord is missing. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you have used your best endeavours to find the freeholder. On the whole an enquiry agent should be helpful to carry out a search and prepare an expert document to be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the application to the County Court covering Polegate.
Polegate Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
Who is in charge of the building? It is important to be aware if changing the roof or some other major work is pending to be shared between the leasehold owners and could well dramatically increase the the maintenance costs or require a one off invoice.
My friend mentioned that when choosing a conveyancing solicitors they must be approved by your mortgage company. I am a FTB but I have an offer in principle via Nat West Bank and I already have a local conveyancing solicitor in Polegate lined up. Will Birmingham Midhshires need an approved solicitor to be selected? If so, where do I find that list for my conveyancing in Polegate?
You should use a solicitor that is on the Birmingham Midhshires panel. Simply call your chosen Polegate conveyancing lawyer to check if they are on the Birmingham Midhshires panel. If they are not approved you have a number of choices available to you here:
- Carry on with your existing Polegate property lawyer but Birmingham Midhshires will undoubtedly use a property lawyer on their conveyancing panel. The net result is additional cost together with potential delay.
- Get a fresh conveyancing practitioner to act in the purchase, obviously checking they are on the Birmingham Midhshires conveyancing panel.
- Convince your conveyancer to do everything possible to join the Birmingham Midhshires panel of solicitors.