I am purchasing a semi-detached house in Ham. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Ham you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Ham.

How can we tell if a Ham conveyancing solicitor on the Bank of Ireland panel is any good?

When it comes to conveyancing in Ham getting recommendations is a good starting point. 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 advise that you speak with the solicitor conducting your transaction.

Last month we had a mortgage agreed in principle with Coventry BS. Ham conveyancing solicitors have been appointed. How long does it take for Coventry BS to send the offer to the conveyancer?

Some lenders take longer than others. Have Coventry BS conducted the valuation? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

TSB have agreed my mortgage in principle, my offer on a apartment in Ham has been accepted, what happens next?

The estate agent will need to be informed of your conveyancing practitioner's details (be sure the property lawyers are on the lender’s panel). Telephone TSB or your financial adviser and finalise any appropriate documentation. TSB will appoint a valuer who will get in contact with the estate agent or owners to schedule a time for the valuation to occur. Once conducted (assuming no problems) it takes about a fortnight to receive the mortgage offer. TSB will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Ham.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Ham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Ham

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared.

Is it possible to change solicitor as I need to select a firm on the Godiva Mortgages Ltd conveyancing list. I instructed a family conveyancing solicitor in Ham round the corner but she is not approved by Godiva Mortgages Ltd

We will our best to assist in finding you a conveyancing solicitor in Ham on the Godiva Mortgages Ltd panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Ham. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Ham.

I have recently realised that I have Sixty One years unexpired on my flat in Ham. I need to extend my lease but my landlord is missing. 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 submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to demonstrate that you have used your best endeavours to find the freeholder. In some cases a specialist would be helpful to try and locate and to produce an expert document to be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s absence and the application to the County Court covering Ham.

I have given up trying to reach an agreement for a lease extension in Ham. Can the Leasehold Valuation Tribunal adjudicate on premiums?

in cases where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to make a decision on the premium.

An example of a Lease Extension decision for a Ham premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.