The Goddington conveyancing lawyers that I recently instructed on my house acquisition in Goddington have without warning shut down. I chose them because I needed a solicitor on the HSBC conveyancing panel and my family Goddington lawyer was not. I gave my credit card details for them to take £195 for searches. 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 will need to appoint new lawyers that are on the HSBC 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 may be able to assist.
I require expedited conveyancing in Goddington as I am under an ultimatum to sign on the dotted line inside 4 weeks. Fortunately I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?
As you are are a cash purchaser you are at free not to do searches although no law firm would advise that you don't. With plenty of history conveyancing in Goddington the following are examples of what can show up and therefore affect future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...
I decided to have a survey completed on a property in Goddington prior to appointing lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some banks may not grant a loan on a flying freehold property.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. If you contact us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Goddington. Conveyancing will be smoother if you use a solicitor in Goddington especially if they are acquainted with such properties in Goddington.
Is it best to instruct a Goddington conveyancing practitioner based in the area that I am purchasing? I have an old university friend who can handle the legal formalities but they are based approximately 350miles drive away.
The benefit of a high street Goddington conveyancing practice is that you can pop in to sign paperwork, deliver your identification documents and pester them if necessary. They will also have local knowledge which is a bonus. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were content that should surpass using an unfamiliar Goddington conveyancing solicitor just because they are Goddington based.
I've found a house that appears to meet my requirements, at a great price which is making it all the more appealing. I have since been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Goddington. Conveyancing solicitors have are about to be appointed. Will they explain the issues?
Most houses in Goddington are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Goddington in which case you should be looking for a Goddington conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a contribution towards the upkeep of the estate where the property is located on an estate. Your conveyancer will appraise you on the various issues.
My wife and I have hit a brick wall in trying to purchase the freehold in Goddington. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to determine the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Goddington flat is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The number of years remaining on the existing lease(s) was 50.57 years.