I am currently in the process of buying my council flat in East Bedfont. I have a mortgage offer with Santander. Conveyancing is not something I have any knowledge of. 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 Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I can not fathom if my bank requires a lease extension. I have called into my local East Bedfont bank branch on various occasions and was told it wasn't a problem and they would lend. My East Bedfont conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your conveyancing practitioner must follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Clydesdale have agreed my home loan in principle, my offer on a flat in East Bedfont has been agreed to, what are the next steps?
The property agent will want to be advised as to your conveyancing practitioner's details (ensure that the conveyancers are on the bank’s approved list). Call up Clydesdale or the broker and finish off any relevant paperwork. Clydesdale will instruct a valuer who will get in touch with the estate agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Clydesdale will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in East Bedfont.
Should my conveyancer be raising enquiries about flooding as part of the conveyancing in East Bedfont.
Flooding is a growing risk for conveyancers specialising in conveyancing in East Bedfont. There are those who acquire a property in East Bedfont, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, but there are a number of searches that can be carried out by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in East Bedfont. The conventional set of information given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the seller to determine if the premises has ever been flooded. In the event that flooding has previously occurred which is not notified by the vendor, then a buyer could bring a compensation claim stemming from an misleading response. A purchaser’s lawyers will also order an enviro search. This will reveal whether there is any known flood risk. If so, further investigations should be initiated.
How does conveyancing in East Bedfont differ for newly converted properties?
Most buyers of new build or newly converted property in East Bedfont come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is completed. This is because developers in East Bedfont usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in East Bedfont or who has acted in the same development.
I am downsizing from my house. My past solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. Im based in East Bedfont if that makes a difference.
Please use our search tool to help you choose a solicitor for your conveyancing in East Bedfont. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
I only have Seventy years remaining on my lease in East Bedfont. I am keen to extend my lease but my freeholder is missing. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the lessor. On the whole a specialist should be helpful to conduct investigations and to produce an expert document which can be used as proof that the landlord is indeed missing. It is wise to seek advice from a property lawyer in relation to proving the landlord’s absence and the application to the County Court covering East Bedfont.
Notwithstanding our best efforts, we have been unsuccessful in seeking a lease extension in East Bedfont. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a East Bedfont conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a East Bedfont 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 unexpired lease term was 82.93 years.
I am due to review quotes for conveyancing in East Bedfont from numerous lawyer and appoint one. Am I right to instruct them to hold tight until I a suitable house to buy.
We suggest that you wait to ask your solicitor to open a file and apply for searches once the sales confirmation has been issued by the selling agent especially as East Bedfont conveyancing searches are costly.