Completed the sale of my flat in Shrewsbury last December yet the purchaser is Skype messaging daily complaining that her conveyancer is waiting to hear from myconveyancer. What are the post completion sale formalities following completion?
Following your sale your solicitor should send the transfer documentation and all supplemental paperwork to the purchaser's lawyers. Where relevant, your lawyer must also evidence that the mortgage has been redeemed to the buyers lawyers. There are no post completion procedures specific conveyancing in Shrewsbury.
Should our solicitor be raising enquiries concerning flooding as part of the conveyancing in Shrewsbury.
Flooding is a growing risk for conveyancers dealing with homes in Shrewsbury. Some people will purchase a property in Shrewsbury, completely expectant 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, suitable insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, however there are a various checks that can be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Shrewsbury. The standard completed inquiry forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to determine if the premises has historically flooded. If the premises has been flooded in past and is not revealed by the seller, then a purchaser may bring a compensation claim as a result of such an misleading answer. A purchaser’s solicitors will also conduct an enviro search. This should reveal whether there is a recorded flood risk. If so, further inquiries should be carried out.
I used Action Conveyancing several years past for my conveyancing in Shrewsbury. I now require my file but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shrewsbury of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In my capacity as executor for the will of my grandfather I am selling a property in Neath but live in Shrewsbury. My conveyancer (based 260 kilometers from mehas requested that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing practitioner in Shrewsbury who can witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are based in Shrewsbury
Having checked my lease I have discovered that there are only Sixty One years unexpired on my lease in Shrewsbury. I now wish to get lease extension but my landlord is missing. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to prove that you have made all reasonable attempts to track down the landlord. For most situations an enquiry agent may be useful to carry out a search and prepare an expert document to be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer both on investigating the landlord’s absence and the vesting order request to the County Court covering Shrewsbury.
Leasehold Conveyancing in Shrewsbury - Examples of Queries before Purchasing
How is the lease structured? The best form of lease structure is a share of the freehold. In this scenario the lessees enjoy control and although a managing agent is frequently employed where it is larger than a house conversion, the managing agent retained by the leaseholders. This question is important as a) areas may result in problems for the block as the communal areas may begin to deteriorate if repairs are not paid for b) if the leaseholders have a dispute with the managing agents you will need to have full disclosure