I am in a contract race with another buyer for a property in Wormwood Scrubs. What can I do to speed up matters?

In a situation where the seller is applying a tight deadline to exchange it is highly recommended that your lawyer is familiar with the location as they will benefit local connections and know-how. It is possible that they could have transacted otherhomes in the same road. Therefore consider using a Wormwood Scrubs conveyancing solicitor. In addition, be sure that the conveyancing firm is on the lender panel. It is understood that just under twenty per cent of Wormwood Scrubs conveyancing deals are frustrated or derailed after discovering a buyer’s lawyer was not on their mortgage lender’s list of approved solicitors. This can often result in the conveyancing being held up by an average of 21 days. It is believed that this issue affects approximately one hundred thousand home moves annually. Most Wormwood Scrubs conveyancing practices can not represent certain banks so do check as early as possible.

It is is a decade since I purchased my property in Wormwood Scrubs. Conveyancing lawyers have just been retained on the sale but I am unable to find my deeds. Will this jeopardise the sale?

You need not be too concerned. First the deeds may be kept by your lender or they may be archived with the conveyancers who handled the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Wormwood Scrubs involves registered property but in the rare situation where your property is unregistered it is more of a problem but is not insurmountable.

Please explain the implications if my solicitor is suspended from the RBS Conveyancing panel ahead of completing my conveyancing in Wormwood Scrubs?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when purchasing a property in Wormwood Scrubs?

Unless a previous acquisition of the premises completed post 12 October 2013 you can take it that conveyancing practitioners handling conveyancing in Wormwood Scrubs to remain encouraging a chancel search and or chancel repair liability policy.

We expect to complete the sale of our £125,000 flat in Wormwood Scrubs in seven days. The freeholder has quoted £396 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Wormwood Scrubs?

Wormwood Scrubs conveyancing on leasehold flats ordinarily involves fees being invoiced by freeholders :

Addressing conveyancing due diligence questions Where consent is required before sale in Wormwood Scrubs Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Wormwood Scrubs leasehold premises is £350. For Wormwood Scrubs conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

Having spent years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Wormwood Scrubs. Can we issue an application to the Residential Property Tribunal Service?

You certainly can. We can put you in touch with a Wormwood Scrubs conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Wormwood Scrubs residence is 23 & 23A Collingbourne Road in June 2013. Tribunal was dealing with the assessment of the value of the freehold reversion and determination of the terms of the acquisition pursuant to an Order of District Judge Lightman dated 25 February 2013 vesting the freehold interest in the property in the applicant. The tribunal assessed the price of the freehold (to which any arrears or other sums due to the missing landlord under the leases should be added) at £81,638. This case was in relation to 2 flats. The unexpired lease term was 64.5 years.