My brother and I have just purchased a property in Brompton. We have since encountered a number of problems with the house which we believe were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been ordered for conveyancing in Brompton?
The question is vague as to the nature of the problems and if they are relate to conveyancing in Brompton. Conveyancing searches and investigations initiated during the buying process are supposed to help avoid problems. As part of the process, the vendor answers a form called a SPIF. If the information turns out to be misleading, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Brompton.
The Brompton conveyancing solicitors that I recently instructed on my purchase in Brompton have suddenly shut down. They were on acting for me because I had to have a lawyer on the TSB conveyancing panel and my previous Brompton lawyer was not. I wrote them a cheque for £250 in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would 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 TSB 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 may be able to assist.
We are aiming to move home in April. Will my conveyancing solicitor call the removal company on the completion day. As an aside, can you suggest a removal company in Brompton. Conveyancing lawyer was found prior to coming across your site.
On the day of completion you will need to pick up the keys from the selling agent however this can only occur after the previous owners lawyers inform the agent that the monies to complete are in and the keys can be collected. Subsequently you should tell the removal company that they can start moving you in. We do not suggest a particular removal organisation but can help you choose a conveyancing in Brompton or a firm that specialises in conveyancing in Brompton.
Can I be sure that the Brompton conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Brompton seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your transaction.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Brompton solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Brompton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How do I identify a Brompton law firm on the Godiva Mortgages Ltd conveyancing panel? I have wheels and am prepared to travel upto 25kilometers to meet the conveyancer.
Feel free to make use of the facility on this page. Please choose the bank and your location and you will see a number of Brompton conveyancing lawyers based on proximity. We have listed some Brompton conveyancing firms towards the end of this page and you can ring them to check whether they are on the Godiva Mortgages Ltd approved list
I only have Sixty One years remaining on my lease in Brompton. I now wish to extend my lease but my landlord is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, 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 lengthened by the Court. However, you will be required to demonstrate that you have done all that could be expected to track down the freeholder. In some cases an enquiry agent would be useful to try and locate and to produce an expert document to be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Brompton.
I have had difficulty in trying to reach an agreement for a lease extension in Brompton. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We are happy to put you in touch with a Brompton conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Brompton property is Flat 3 47 Cadogan Square in December 2010. the Tribunal determined that the premium payable to the landord by the leaseholder for the lease extension was £732,935 This case was in relation to 1 flat. The unexpired term as at the valuation date was 13.33 years.