As someone unfamiliar with conveyancing in Byfleet what is the number one tip you can impart concerning the ownership transfer in Byfleet
Not many law firms shout this from the rooftops but conveyancing in Byfleet and elsewhere in Surrey is an adversarial experience. In other words, when it comes to conveyancing there is an abundance of room for friction between you and other parties involved in the legal transfer of property. E.g., the seller, property agent and on occasion a bank. Choosing a solicitor for your conveyancing in Byfleet is a critical decision as your conveyancer is your adviser, and is the SOLE person in the transaction whose role it is to act in your best interests and to protect you.
Sometimes a third party with a vested interest may try and convince you that you should follow their advice. For instance, the selling agent may claim to be helping by claiming that your solicitor is dragging his heels. Or your mortgage broker may try to convince you to do something that is against your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Is it correct that all Byfleet CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?
It is true that some lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
After much negotiation I have agreed a price on an apartment in Byfleet. My financial adviser suggested a conveyancer. I paid an upfront payment of £200. Soon after, the property lawyer contacted me to say that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Coventry BS have agreed my mortgage in principle, my offer on a apartment in Byfleet has been accepted, now what?
The estate agent will want to be advised as to your lawyer's details (ensure that the conveyancing practitioners are on the lender’s panel). Contact Coventry BS or the financial adviser and finalise any outstanding paperwork. Coventry BS will sellect a valuer who will get in touch with the selling agent or owners to schedule a slot for the valuation to occur. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Coventry BS 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 Byfleet.
Just had an offer accepted on a new build flat in Byfleet. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Byfleet
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.
We're first time buyers - had an offer accepted, but the agent informed us that the seller will only issue a contract if we appoint the agent's recommended solicitors as they are insisting on a ‘quick sale’. We would rather use a local solicitor accustomed to conveyancing in Byfleet
We suspect that the owner is unaware of this demand. If they want ‘a quick sale', turning down a genuine buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you are going to instruct your preferred Byfleet conveyancing solicitors - rather thanthe ones that will provide the estate agent a commission or hit his conveyancing targets set by head office.
Back In 2003, I bought a leasehold flat in Byfleet. Conveyancing and Skipton Building Society mortgage organised. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Byfleet who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to instruct a Byfleet conveyancing practitioner to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a 1 bedroom flat in Byfleet, conveyancing formalities finalised in 1998. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Byfleet with a long lease are worth £190,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease ends on 21st October 2086
You have 61 years left to run we estimate the price of your lease extension to span between £19,000 and £22,000 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
Is it true that a Byfleet conveyancing solicitor has court proceedings brought against them by clients for failing to conduct comprehensive conveyancing searches?
Our attention has not be brought to such a Byfleet conveyancing matter but it has been reported that, clients purchasing a property in Cumbria successfully won a case against their conveyancer as a consequence of development permission to erect a wind farm not being picked up in conveyancing searches.
If you are purchasing in Byfleet It is essential that your conveyancer conduct all Byfleet conveyancing searches needed making sure that you have relevant and up to date information ahead of buying a home in Byfleet.