At what point does exchange of contracts occur in domestic conveyancing in Eynsham and do I need to be at the conveyancers office?
If you are near to our conveyancing solicitors in Eynsham you are invited in to sign contracts. That being said, the firms we recommend provide countrywide coverage for conveyancing and provide just as diligent and professional a job for you when dealing with you digitally. The signing of the sale agreement is not the critical part. Signing on the dotted line simply enables the conveyancer to exchange contracts when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Eynsham)to be in the office available at the end of the phone to exchange contracts.
My wife and I buying a terrace house in Eynsham. We would like to carry out a loft conversion at the property.Will the conveyancing process include checks to determine if these works were previously refused?
Your solicitor will check the registered title as conveyancing in Eynsham can on occasion reveal restrictions in the title documents which restrict categories of changes or require the permission of another owner. Certain additions call for local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
We expect to receive a AIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Eynsham solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Eynsham solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
Kent Reliance have agreed my mortgage in principle, my bid on a house in Eynsham has been accepted, what happens next?
Your property agent will need to be informed of your conveyancer's details (make sure the conveyancers are on the lender’s approved list). Telephone Kent Reliance or the broker and finalise any relevant paperwork. Kent Reliance will instruct a valuer who will get in touch with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Kent Reliance will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Eynsham.
Various internet forums that I have frequented warn that are a common reason for delay in Eynsham house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays during the legal transfer of property. Local searches are unlikely to feature in any delay in conveyancing in Eynsham.
Due to the guidance of my in-laws I had a survey completed on a house in Eynsham before appointing conveyancers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some lenders will not give a loan on such a home.
It varies from the lender to lender. HSBC has different instructions from Halifax. Should you wish to telephone us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Eynsham. Conveyancing will be smoother if you use a solicitor in Eynsham especially if they are acquainted with such properties in Eynsham.
I need to instruct a conveyancing solicitor in Eynsham for my house move. Is there any facility to see a solicitor's complaints history with the profession’s regulator?
Members of the public can read published Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could recorded telephone calls for training reasons.
I am a negotiator for a busy estate agent office in Eynsham where we see a few leasehold sales put at risk due to short leases. I have received conflicting advice from local Eynsham conveyancing solicitors. Could you clarify whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I invested in buying a basement flat in Eynsham, conveyancing having been completed in 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Eynsham with an extended lease are worth £202,000. The ground rent is £60 per annum. The lease comes to an end on 21st October 2082
With just 57 years unexpired we estimate the price of your lease extension to be between £28,500 and £33,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.