At what point does exchange of contracts happen for sale conveyancing in Epsom and do I need to be at the conveyancers branch?
If you are local to our conveyancing solicitors in Epsom you are invited in to sign contracts. However, the law practices we work with provide countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when dealing with you by post or email. The executing 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 will usually be very 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 Epsom)to be in the office available at the end of the phone to exchange contracts.
Is it the case that all Epsom solicitor practices on the Nottingham conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nottingham conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel and in such a situation the firms would be overseen by the Council of Licensed Conveyancers.
I am currently in the process of buying my council flat in Epsom. I have a mortgage agreed with Skipton. 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 have 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
My sealed bid on a detached house in Epsom has been accepted, but there is a chain. The owners have put an offer on on an apartment, but it’s not been accepted yet, and have viewings of other flats in the pipeline. I have selected a nearby conveyancing solicitor in Epsom. What should be my next step? At what stage should I apply for the mortgage with TSB?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then survey, Epsom conveyancing search fees, etc). The first thing to do is check that your conveyancer is on the TSB conveyancing panel. Regarding the subsequent stages this very much depends on the circumstances of your case, motivation for this property and on the state of the market. During a hot market the majority of purchasers would apply for the mortgage with TSB and pay for the valuation and only if it comes back ok would they request their conveyancing practitioner to move forward with the conveyancing in Epsom.
How does conveyancing in Epsom differ for newly converted properties?
Most buyers of new build premises in Epsom approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Epsom usually acquire 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 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 Epsom or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Epsom is the location of the property. Can you shed any light on this issue?
Flying freeholds in Epsom are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Epsom you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Epsom may ascertain 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 residence.
Is it possible to change firm as I have to appoint one who is on the Leeds Building Society conveyancing panel. I hired a family conveyancing solicitor in Epsom round the corner but the firm is not accepted by Leeds Building Society
It would be our pleasure to assist you select a conveyancing solicitor in Epsom on the Leeds Building Society panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Epsom. In making use of search facility on this website, you can compare fees for conveyancing solicitors in Epsom and beyond.
I would like to sublet my leasehold apartment in Epsom. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
The lease governs relations between the freeholder and you the flat owner; in particular, it will say if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Epsom do not prevent strict prohibition on subletting – such a clause would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.
Having spent months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Epsom. Can we issue an application to the Residential Property Tribunal Service?
Where there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to assess the premium.
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 was in relation to 1 flat. The unexpired lease term was 60.43 years.