We opted for a Croydon based lawyer for my conveyancing in Croydon recently. Upon checking the Ts and Cs I seewe are liable for fees even if the sale doesn't happen. Would I be best advised to choose an internet conveyancing company who offer no completion no charge conveyancing in Croydon?
Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the fee levels will tend to be be more expensive to cover those conveyances that do not proceed. Also remember that these promotions rarely protect you from expenses for instance Croydon conveyancing search expenses.
My fiancee and I are purchasing our first property. Our conveyancer has messagedto ask if we want to order extra conveyancing searches. Frankly we in the dark as to what's relevant for conveyancing in Croydon
The range of Croydon conveyancing searches should be dictated entirely on the premises, the location, the probability of any of these risks, your knowledge of the locality and risks, your general attitude to risk. What matters is that you adequately understand what information the searches could give you. Then you can make a decision if you personally think you need that search. If in doubt, ask your solicitor to recommend.
The Croydon conveyancing firm that just started acting on my house acquisition in Croydon have suddenly shut down. I only went with them because I needed a solicitor on the Leeds Building Society conveyancing panel and my preferred Croydon 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 inform them immediately 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 will need to appoint new lawyers that are on the Leeds Building Society 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.
Should my conveyancer be raising enquiries about flooding as part of the conveyancing in Croydon.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Croydon. There are those who purchase a house in Croydon, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to give advice on flood risk, but there are a numerous searches that may be undertaken by the buyer or by their conveyancers which can give them a better understanding of the risks in Croydon. The conventional set of information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to determine if the premises has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the seller, then a purchaser may commence a compensation claim resulting from an incorrect reply. The purchaser’s conveyancers should also conduct an enviro search. This should disclose whether there is any known flood risk. If so, more detailed inquiries will need to be carried out.
Can you provide any advice for leasehold conveyancing in Croydon with the intention of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Croydon can be reduced if you appoint lawyers the minute your agents start advertising the property and request that they start to put together the leasehold information needed by the buyers’ representatives. If you have carried out any alterations to the premises would they have required Landlord’s consent? Have you, for example laid down wooden flooring? Croydon leases often stipulate that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord acquiescing to such changes. Should you dont have the approvals in place do not contact the landlord without checking with your conveyancer in the first instance. You may think that you are aware of the number of years remaining on your lease but it would be advisable verify this by asking your conveyancers. A buyer’s conveyancer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is less than 75 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you hold a share in a the Management Company, you should ensure that you hold the original share document. Organising a re-issued share certificate can be a lengthy formality and delays many a Croydon conveyancing transaction. If a duplicate share certificate is required, do contact the company officers or managing agents (if relevant) for this at the earliest opportunity.
Having spent years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Croydon. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to decide the premium.
An example of a Freehold Enfranchisement matter before the tribunal for a Croydon premises is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case affected 4 flats. The unexpired residue of the current lease was 98 years.