My property lawyer in Edgware is not listed on the Santander Conveyancing Panel. Can I still retain my family solicitor even though they are not on the Santander approved list?
Your options are as follows:
- Complete the purchase with your existing Edgware lawyers but Santander will need to use a conveyancer on their panel. This will inevitably rack up the overall legal charges as well as result in frustration.
- Choose an alternative solicitor to act in the conveyancing, remembering to check they are Persuade your conveyancer to use their best endeavours to join the Santander conveyancing panel
I need some fast conveyancing in Edgware as I am under pressure to sign on the dotted line within one month. Fortunately I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are not obtaining a mortgage you have the choice not to have searches conducted although no conveyancer would advise that you don't. With plenty of history conveyancing in Edgware the following are instances of issues that can arise and adversely impact future mortgageability: Enforcement Notices, Overdue Charges, Overdue Grants, Road Schemes,...
How does conveyancing in Edgware differ for newly converted properties?
Most buyers of new build property in Edgware contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because builders in Edgware usually acquire 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 conveyancers 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 used to new build conveyancing in Edgware or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Edgware is where the house is located. Can you shed any light on this issue?
Flying freeholds in Edgware are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Edgware you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Edgware may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Is it best to instruct a Edgware conveyancing practitioner who is local to the property I am buying? I have an old university friend who can execute the legal work but they are based 200miles drive away.
The primary upside of using a high street Edgware conveyancing practice is that you can visit the firm to execute paperwork, present your ID and apply pressure on them if necessary. They will also have local knowledge which is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were content that should trump using an unfamiliar Edgware conveyancing solicitor solely due to them being round the corner.
Can you provide any top tips for leasehold conveyancing in Edgware from the point of view of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Edgware can be avoided where you appoint lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold information which will be required by the purchasers’ lawyers. Some Edgware leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly 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 actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. The majority of landlords or managing agents in Edgware levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Edgware. You may think that you are aware of the number of years remaining on your lease but it would be advisable double-check by asking your conveyancers. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is under 80 years. In the circumstances it is important at an as soon as possible that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share certificate. Organising a re-issued share certificate is often a time consuming formality and frustrates many a Edgware home move. If a reissued share is necessary, you should approach the company officers or managing agents (where applicable) for this sooner rather than later.
After months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Edgware. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to judgment on the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Edgware property is Ground Floor Maisonette 17 Milton Road in January 2014. The Tribunal determined the premium payable by the Applicant to the should be £13,299 This case affected 1 flat. The unexpired residue of the current lease was 71.73 years.