I am looking to buy a property and need a conveyancing solicitor in Ashford who is on the Bank of Ireland conveyancing. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Ireland in certain locations such as Ashford. We dont recommend any particular firm.
We are aiming to move house in March. Does my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you recommend a removal company in Ashford. Conveyancing lawyer was organised prior to coming across this page.
On the day of completion you will need to pick up the keys from the estate agent however this can only be done after the vendors conveyancers advise the agent that they have the completion monies and the keys can be collected. You can inform the removal men that you are ready to move in. We do not suggest a specific removal organisation but can assist you in locating a residential property solicitor in Ashford or a solicitor that specialises in conveyancing in Ashford.
After shopping around on the internet I have found a Ashford property lawyer having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Ashford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Our sealed bid on a house in Ashford has been accepted, but there is a chain. The sellers have offered on somewhere, but it’s not been accepted yet, and are looking at other flats booked. I have selected a high street conveyancing solicitor in Ashford. What do I do now? When should I get the mortgage application with Skipton started?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then valuation, Ashford conveyancing search fees, etc). First, you should ensure that your solicitor is on the Skipton approved list. Regarding the subsequent phase this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. In a buoyant market the majority of purchasers will apply for the mortgage with Skipton and pay for the valuation and only if it was satisfactory would they ask their solicitor to proceed with searches.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Ashford. 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.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ashford
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Please confirm the Lease plans are surveyor prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I opted to have a survey carried out on a property in Ashford prior to instructing solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may not give a mortgage on this type of house.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ashford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ashford to see if the conveyancing will be more expensive.
Should I appoint a Ashford conveyancing solicitor based in the location that I am buying? We have a good friend who can carry out the conveyancing however his firm is located 200miles drive away.
The benefit of a high street Ashford conveyancing firm is that you can drop in to sign paperwork, deliver your ID and pester them where appropriate. They will also have local insight which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and the majority were happy that must outweigh using an unknown Ashford conveyancing lawyer just because they are Ashford based.
Do you have any advice for leasehold conveyancing in Ashford from the perspective of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Ashford can be bypassed if you appoint lawyers as soon as you market your property and request that they start to put together the leasehold documentation which will be required by the purchasers’ solicitors. If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Ashford state that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord consenting to such alterations. Should you fail to have the approvals in place do not contact the landlord without checking with your lawyer in advance. A minority of Ashford leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet 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 service charge figures so that they can pass this information on to the purchasers or their lawyers. You believe that you know the number of years remaining on your lease but it would be advisable double-check via your solicitors. A buyer’s lawyer will not be happy to advise 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 early stage 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. The majority of landlords or managing agents in Ashford charge for supplying management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management pack sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Ashford.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Ashford conveyancing firm to assist?
in cases where there is a missing 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 First-tier Tribunal (Property Chamber) to arrive at the price.
An example of a Lease Extension case for a Ashford premises is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The remaining number of years on the lease was 82.93 years.