Completed the sale of my flat in Chorleywood last September but the buyer keeps Skype messaging every few hours to say his lawyer needs to hear from mine. What should have happened now that I have sold?
Post completion of your disposal your conveyancer is obliged to send the transfer deeds and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your conveyancer must also send confirmation that the mortgage has been repaid to the buyers lawyers. There are no post completion tasks specific conveyancing in Chorleywood.
Does a directory service exist listing Aldermore panel solicitors in Chorleywood on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lending institutions make their panel listings available online. Where you are seeking to appoint a Chorleywood property lawyer on the Aldermore please use our tool.
I have decided to exercise my right to buy my property in Chorleywood off the council. I have a mortgage offer with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Chorleywood solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Chorleywood postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Chorleywood.
About to purchase a new build apartment in Chorleywood. Conveyancing is necessary evil 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 conveyancing.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Chorleywood
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Due to the advice of my in-laws I had a survey completed on a house in Chorleywood in advance of appointing conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies tend not give a loan on such a house.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Chorleywood. Conveyancing may be slightly more expensive based on your lender's requirements.
What advice can you give us when it comes to choosing a Chorleywood conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Chorleywood conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with two or three firms including non Chorleywood conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:
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How many lease extensions have they completed in Chorleywood in the last twenty four months? What are the costs for lease extension conveyancing?
After years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Chorleywood. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to make a decision on the price.
An example of a Lease Extension case for a Chorleywood residence is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case was in relation to 3 flats. The unexpired residue of the current lease was 71 years.
Should one as executor remove a deceased person's name from the title register for a property in Chorleywood?
If a Chorleywood property is co-owned and one of the proprietors passes away, the name will not automatically be removed from the title deeds. It is not necessary to remove their name as when it comes to a sale you would just be required to evidence as to the reason the co owner is missing from the contract, usually this takes the form of a grant of probate.
With a view to making the sale conveyancing smoother for the sale of the property you can apply to have the deceased person erased from the title by applying to HM Land Registry with evidence of the death. There is no charge from the Registry for this service.