Are the BSA planning on creating a search tool with a view to list firms on the Darlington Building Society conveyancing panel for instance in Feltham?
Lexsure has not been advised of any plans on the part of the BSA to promote such a search facility.
How does conveyancing in Feltham differ for newly converted properties?
Most buyers of new build premises in Feltham come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Feltham tend to purchase the land, 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 Feltham or who has acted in the same development.
Over the last few months I have been searching for a flat up to £195,000 and identified one close by in Feltham I like with a park and station in the vicinity, the downside is that it only has 61 years on the lease. I can't really find anything else in Feltham in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a mortgage the shortness of the lease will likely be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
What tools are available to identify a Feltham law firm on the Coventry Building Society conveyancing panel? I am a keen cyclist and am willing to travel upto 10kilometers to meet the conveyancer.
Feel free to make use of the facility on this website. Please pick a bank and your location and you will see a number of Feltham conveyancing lawyers locally. We have listed some Feltham conveyancing firms towards the end of this page and you can ring them to check whether they are on the Coventry Building Society member panel
I am 17 days into a residential purchase having been recommend to solicitors by the estate agent to perform conveyancing in Feltham. I am am starting to be disappointed with the quality of service. Could you help me find new lawyers?
A solicitor would need to be really poor in order to consider replacing them. Has your loan offer been sent? If so you need to advise them of the new solicitor and ensure the loan are re-issued. Your solicitor ideally needs to be on the lenders panel to avoid added charges and delays. That should be your first question of the new lawyers. The find a solicitor tool should help you find a bank approved lawyer for your conveyancing in Feltham
Do you have any advice for leasehold conveyancing in Feltham from the point of view of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Feltham can be avoided where you get in touch lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold documentation needed by the purchasers’ representatives. Some Feltham 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 financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual 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 buyers or their solicitors. If there is a history of any disputes with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as historic rather than unsettled. If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Feltham state that internal structural alterations or laying down wooden flooring necessitate a licence issued by the Landlord consenting to such alterations. Should you fail to have the approvals in place do not contact the landlord without contacting your conveyancer in the first instance.
I am the proprietor of a first floor flat in Feltham. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?
You certainly can. We can put you in touch with a Feltham conveyancing firm who can help.
An example of a Lease Extension decision for a Feltham premises is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The number of years remaining on the existing lease(s) was 82.93 years.