It is 10 years ago since I purchased my house in Gallows Corner. Conveyancing solicitors have just been instructed on the sale but I am unable to find my title documents. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a chance that the deeds will be kept by the lender or they could be in the possession of the lawyers who oversaw your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Gallows Corner relates to registered property but in the rare situation where your home is not registered it is more tricky but is resolvable.
We're in Gallows Corner, FTBs buying with a mortgage (lender is Nottingham , and our lawyer is on the Nottingham conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Nottingham conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
If you had a top tip for choosing a conveyancing solicitor in Gallows Corner what would it be?
Do not opt for the cheapest Gallows Corner conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is there a list of Virgin Money panel conveyancers in Gallows Corner on the Council of Mortgage Lender’s Website?
No. There is no such tool on the CML or Building Society Association websites. A small selection of banks make their panel listings available online. Where you are looking for a Gallows Corner solicitor on the Virgin Money please make the most of our tool.
I am currently in the process of buying my council flat in Gallows Corner. I have a mortgage agreed with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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.
I am purchasing my first flat in Gallows Corner benefiting from help to buy. The developers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not to tell my conveyancer about this side-deal as it may affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My company is intending to take over a lease of a shop on a shopping parade. Can you recommend lawyers offering competitive fees for non-domestic conveyancing in Gallows Corner for below 2k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Gallows Corner, including the sale and acquisition of businesses as well as simply property. Whether you are hoping to buy or sell a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right firm. As for the costs these will vary based on the structure and nuances of the deal. Let us have your details or phone us so that we can supply you with comprehensive commercial conveyancing calculation.
I am employed by a reputable estate agency in Gallows Corner where we have witnessed a number of flat sales put at risk due to short leases. I have been given conflicting advice from local Gallows Corner conveyancing firms. Can you clarify whether the seller of a flat can instigate the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as 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.
After years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Gallows Corner. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if 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 arrive at the amount due.
An example of a Lease Extension decision for a Gallows Corner flat is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case related to 1 flat. The remaining number of years on the lease was 57.5 years.