I am under pressure from the mortgagee in possession of a property in Epsom to exchange within four weeks. What can I do to speed up matters?
Where you are under pressure for your conveyancing it is highly recommended that your solicitor is familiar with the area as they will benefit local relationships and insight. It is possible that they may have transacted previoushomes in the same road. Therefore consider using a Epsom conveyancing firm. Second, make sure that the conveyancing firm is on the member panel. It is said that 18% of Epsom conveyancing transactions are delayed or jeopardised after finding out that a purchaser’s solicitor was not on their banks panel. This can often result in the conveyancing being delayed by almost three weeks. It is said that this issue affects approximately 100,000 home moves every year. Almost all Epsom conveyancing firms can not represent certain lenders so do check at the outset.
What is the difference between a licensed conveyancer and conveyancing solicitor in Epsom
Two types of professional can conduct conveyancing in Epsom namely CLC regulated conveyancers or solicitors. The two can provide conveyancing services that required to complete the disposal or purchase of property. They are both duty bound to perform Epsom conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be professionally administered and that all requirements and steps will be accurately adhered to.
This question may be naive but I am unexperienced as FTB of a garden flat in Epsom. Do I receive the keys to the house on the completion date from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Epsom?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's conveyancers, and once they have received this, you should be able to pick up the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I am the only recipient of my late mum's will with all property in now in my sole name, including the my former home in Epsom. The Epsom property was put into my name in November. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship may be considered the same way as if I'd bought the house in November. Is the property unsalable for six months?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How sensible a view lenders take of it, depend on the mortgage company as this clause is principally there to identify the purchase and immediately sell or the quick reselling of property.
three months have elapsed since my purchase conveyancing in Epsom concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. 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.
How does conveyancing in Epsom differ for newly converted properties?
Most buyers of new build residence in Epsom come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in Epsom typically purchase the real estate, 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 conveyancing solicitors 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 Epsom or who has acted in the same development.
My wife and I purchased a leasehold house in Epsom. Conveyancing and Lloyds TSB Bank mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Epsom who previously acted has long since retired. Any advice?
First contact HMLR to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Epsom conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Epsom. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We are happy to put you in touch with a Epsom conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Epsom residence is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case affected 1 flat. The remaining number of years on the lease was 60.43 years.
My hope is to acquire a garden apartment in Epsom. Conveyancing lawyer is waiting for, from the seller, building insurance schedule. This morning I was informed that the owner needs to send the insurance paperwork for the flat above also. Why would my conveyancing practitioner need to check the insurance for the flat above? Is it strictly necessary? We have been in hold for the previous two weeks…
It is not unheard of in leasehold conveyancing in Epsom to discover Conveyancing in Epsom in a minority of cases reveals that the lease provides for the leasehold owners to insure their individual flats as opposed to the landlord insuring the entire premises - which is definitely better. Do clarify with your conveyancer but it would appear that your lawyer is seeking to establish that the entire building is insured. Insuring your residence is no help when it comes to rebuilding after a fire if the other flat cannot be rebuilt for lack of insurance.