The Sefton conveyancing firm that just started acting on my purchase in Sefton have suddenly closed. I chose them because I had to have a solicitor on the RBS conveyancing panel and my previous Sefton lawyer was not. I paid them 275 plus VAT in advance. 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 should appoint new lawyers that are on the RBS 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 help.
We are purchasing a house and the conveyancer has referenced Chancel Repair to which the property may be liable because it falls into the area of such a church. He has suggested insurance. Is this strictly necessary for conveyancing in Sefton
Unless a previous purchase of the property took place post 12 October 2013 you may assume that solicitors handling conveyancing in Sefton to continue to propose a a chancel search and or insurance against a claim.
How does conveyancing in Sefton differ for new build properties?
Most buyers of new build or newly converted property in Sefton approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because developers in Sefton usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Sefton or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Sefton I like with open areas and station nearby, however it's only got 51 remaining years left on the lease. I can't really find anything else in Sefton in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan the shortness of the lease may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you could ask them to commence the lease extension formalities 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 consult your conveyancing solicitor concerning this matter.
How does one as executor remove a deceased person's name from the title register for a property in Sefton?
Where a Sefton property is jointly owned and one of the proprietors passes away, their name will not automatically be removed from the title deeds. You are not required to remove their name as when it comes to a sale your lawyer would just need to evidence as to the reason the co owner is missing from the contract, usually this is in the form of the probate documents.
With a view to making things smoother for the sale of the property you may arrange to have the deceased person removed from the title by applying to the land registry with proof of the death. There is no land registry fee payable.