Last November we completed a house move in Shenley. We have noticed several problems with the house which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been ordered for conveyancing in Shenley?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Shenley. Conveyancing searches and due diligence initiated as part of the buying process are designed to help avoid problems. As part of the process, a seller completes a form known as a SPIF. answers is misleading, then you may have a claim against the owner 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 Shenley.
When does exchange of contracts occur in purchase conveyancing in Shenley and do I need to be at the solicitors office?
Where you are in close proximity to one of the conveyancing solicitors in Shenley you are invited in to sign contracts. That being said, the lender approved solicitors we work with supply a nationwide conveyancing service and give just as comprehensive and professional a job for you when communicating with you by post or email. The executing of the contract is not the point of no return. A signed contract simply enables the firm to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Shenley)to be in the office available at the end of the phone to exchange contracts.
We are planning to purchase with Earl Shilton BS. We have called around locally yet am struggling to find a Shenley conveyancing firm on the Earl Shilton BS panel. Could you assist?
You should make the most of the search tool on this page. Pick the mortgage company and type Shenley or your preferred area and you will discover numerous conveyancers based in Shenley or nearest you.
I have been sourcing a conveyancing solicitor in Shenley for my sale. Is it possible to see a solicitor's complaints history with the profession’s regulator?
One may read presented Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training purposes.
Can you provide any advice for leasehold conveyancing in Shenley with the intention of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Shenley can be bypassed where you instruct lawyers the minute you market your property and ask them to put together the leasehold documentation which will be required by the buyers’ lawyers. A minority of Shenley leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If there is a history of any disputes with your landlord or managing agents it is essential that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be warry about purchasing a flat where a dispute is ongoing. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to reveal the dispute as over as opposed to ongoing. If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Shenley state that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord consenting to such changes. If you dont have the paperwork to hand do not communicate with the landlord without contacting your conveyancer in advance.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Shenley conveyancing firm to help?
Where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to decide the price payable.
An example of a Lease Extension matter before the tribunal for a Shenley flat is Ground Floor Maisonette 17 Milton Road in January 2014. The Tribunal determined the premium payable by the Applicant to the should be £13,299 This case was in relation to 1 flat. The unexpired lease term was 71.73 years.