I am hoping to receive a mortgage offer from Lloyds. I hope to use a Licensed Conveyancer in West Smithfield. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
As a novice what is the most important number one tip you can give me about purchase conveyancing in West Smithfield?
You may not hear this from too many lawyers but conveyancing in West Smithfield or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists an abundance of room for friction between you and other parties involved in the legal transfer of property. E.g., the seller, property agent and even potentially a bank. Selecting a lawyer for your conveyancing in West Smithfield is a critical decision as your conveyancer is your adviser, and is the ONLY party in the transaction whose role it is to look after your best interests and to keep you safe.
On occasion a potential adversary will attempt to convince you that you should follow their advice. As an example, the estate agent may claim to be helping by claiming that your conveyancer is slow. Or your mortgage broker may tell you to do something that is contrary to your lawyers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
The West Smithfield conveyancing solicitors that I recently instructed on my purchase in West Smithfield have suddenly shut down. I chose them because I had to have a solicitor on the Aldermore conveyancing panel and my previous West Smithfield lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?
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. 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 Aldermore 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.
The deeds to my property are lost. The solicitors who did the conveyancing in West Smithfield 5 years ago no longer exist. What are my next steps?
As long as the title is registered the details of your ownership will be held by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, identify your house and order up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
Due to complete next month on a studio apartment in West Smithfield. Conveyancing solicitors inform me that they will have a report out to me within the next couple of days. What should I be looking out for?
The report on title for your leasehold conveyancing in West Smithfield should include some of the following:
Setting out your legal entitlements in relation to common areas in the building.For instance, does the lease include a right of way over a path or hallways? Information as to the provision in the lease to to contribute towards maintenance costs - in respect of the block, and the wider rights a lessee has specifics of the parties to the lease, for instance these could be the lessee, superior lessor, freeholder It needs to be made clear to you whether the lease allows you to add or upgrade anything in the property- you should know whether it relates to all alterations or limited to structural alteration, and whether consent is required The total extent of the property. This could be the property itself but may include a roof space or storage are if applicable.
Following years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in West Smithfield. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to arrive at the sum to be paid.
An example of a Lease Extension matter before the tribunal for a West Smithfield residence is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case was in relation to 1 flat. The unexpired residue of the current lease was 66.8 years.