This question may be naive but I am new to the home buying as a first time buyer of a garden flat in Forestdale. Do I collect the keys to the house on the completion date from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Forestdale?
On the day of completion you will not be required to go to the conveyancers office in Forestdale. Your solicitors will arrange to send the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be invited to pick up the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
Can you help - my lawyer advises that lack of building regulations insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Forestdale?
The right level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
Intending to buy a maisonette in Forestdale. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Forestdale property lawyer is on the Principality conveyancing panel.
My wife and I own a semi-detached Victorian house in Forestdale. Conveyancing lawyer acted for me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Forestdale and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.
How does conveyancing in Forestdale differ for newly converted properties?
Most buyers of new build residence in Forestdale approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because builders in Forestdale usually 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 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 Forestdale or who has acted in the same development.
How does the Landlord & Tenant Act 1954 impact my business premises in Forestdale and how can you help?
The 1954 Act affords security of tenure to commercial leaseholders, granting the a statutory right to apply to court for a renewal lease and remain in occupation at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Forestdale is one of the hundreds of locations in which our lawyers are based
My husband and I are first time buyers - agreed a price, yet the selling agent informed us that the seller will only proceed if we appoint their chosen solicitors as they need a ‘quick sale’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Forestdale
We suspect that the seller is not behind this request. If they require ‘a quick sale', taking such a hostile approach to a motivated purchaser is going to damage their objectives. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)but you are going to use your preferred Forestdale conveyancing solicitors - rather thanthe ones that will provide their estate agent a kickback or meet his conveyancing targets demanded by corporate headquarters.
I’m about to sell my 2 bed apartment in Forestdale. Conveyancing is yet to be initiated, however I have recently had a yearly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you clear the service charge as you normally would because all rents and service payments will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Forestdale conveyancing firm to assist?
in cases where there is a absentee landlord 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 arrive at the amount due.
An example of a Freehold Enfranchisement decision for a Forestdale residence is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case affected 6 flats. The number of years remaining on the existing lease(s) was 78.32 years.