When does exchange of contracts take place for sale conveyancing in Enfield Wash and do I need to be at the solicitors office?
If you are in close proximity to our conveyancing solicitors in Enfield Wash you are welcome to attend to sign the paperwork. However, the law practices we work with offer a national conveyancing service and give just as detailed and professional a job for you when communicating with you electronically. The signing of the contract is not when everything is set in stone. A signed contract is necessary for the conveyancer to exchange contracts at the appropriate time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Enfield Wash)to be in the office available at the end of the phone to exchange contracts.
My partner and I have organised the release of further funds on our home loan from Principality as we wish to carry out a loft conversion to our house in Enfield Wash. Are we obliged to choose a nearby Enfield Wash solicitor on the Principality conveyancing panel to deal with the legals?
Principality don't usually require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Enfield Wash solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 property lawyer 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 Enfield Wash postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Enfield Wash.
Our offer on a property in Enfield Wash has been accepted, the vendors do however have a tied purchase. The vendors have put an offer on a property, but it’s not yet tied up, and have viewings of other apartments in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Enfield Wash. What should be my next step? At what point do I apply for the mortgage with Skipton?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then valuation, Enfield Wash conveyancing search costs, etc). First, you must ensure that your conveyancing practitioner is on the Skipton conveyancing panel. Regarding the subsequent steps this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. In a hot market some purchasers would apply for a home loan with Skipton and pay for the valuation and only if it was satisfactory would they pay their solicitor to proceed with the conveyancing in Enfield Wash.
Will my solicitor be raising questions concerning flooding as part of the conveyancing in Enfield Wash.
Flooding is a growing risk for lawyers dealing with homes in Enfield Wash. Some people will buy a house in Enfield Wash, completely 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 obtain a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, but there are a numerous searches that may be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Enfield Wash. The conventional set of property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to determine if the property has ever been flooded. If the residence has been flooded in past which is not disclosed by the seller, then a buyer could bring a claim for damages as a result of such an misleading answer. The buyer’s lawyers may also order an enviro report. This will indicate if there is a recorded flood risk. If so, additional inquiries will need to be initiated.
four months have gone by since my purchase conveyancing in Enfield Wash took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a ground for flat up to £305k and identified one close by in Enfield Wash I like with a park and transport links in the vicinity, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Enfield Wash suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a home loan that many years may be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
All being well we will complete the disposal of our £125,000 garden flat in Enfield Wash next week. The managing agents has quoted £420 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Enfield Wash?
Enfield Wash conveyancing on leasehold apartments often necessitates the buyer’s conveyancer submitting questions for the landlord to answer. Although the landlord is under no legal obligation to answer these enquiries the majority will be content to do so. They are at liberty to charge a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some cases it is above £800. The administration charge required by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration fees, without which the charge is not strictly payable. In reality you have no option but to pay whatever is demanded should you wish to exchange contracts with the buyer.
Following months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Enfield Wash. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to judgment on the amount due.
An example of a Vesting Order and Purchase of freehold decision for a Enfield Wash residence is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case affected 2 flats. The number of years remaining on the existing lease(s) was 80.01 years.