Having sold my house in Kings Langley last June but our buyer keeps texting daily to moan that their lawyer needs to hear from mine. What should my lawyer have done following completion?
Following your sale your lawyer is obliged to send the transfer deeds and all of the paperwork to the purchaser's conveyancer. If applicable, your lawyer should also evidence that the mortgage has been redeemed to the purchasers solicitors. There are no post completion procedures specific conveyancing in Kings Langley.
Are there restrictive covenants that are commonly picked up during conveyancing in Kings Langley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Kings Langley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am looking for a flat up to £245,000 and found one near me in Kings Langley I like with open areas and transport links in the vicinity, however it only has 52 remaining years left on the lease. There is not much else in Kings Langley suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a home loan the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
Should I be suspicious by third parties that I am dealing with are encouraging me to use an internet conveyancing firm rather than a local Kings Langley conveyancing practice?
As with many service providers, often suggestions from connections can be very helpful. Nevertheless there are lots of people with a keen interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies may put forward conveyancers to retain. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there exists a commercial relationship behind the recommendation. You are free to appoint your own lawyer. However, bear in mind that the majority of mortgage providers have an approved list of conveyancers you are obliged to use for the mortgage aspect of your transaction.
In my capacity as executor for the will of my father I am disposing of a property in Swansea but reside in Kings Langley. My solicitor (approximately 300 kilometers awayrequires that I execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing practitioner in Kings Langley to attest this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Kings Langley based
Should one remove a deceased person's name from the title deeds for a property in Kings Langley?
If a Kings Langley property is jointly owned and one of the proprietors passes away, their name will not automatically be removed from the title deeds. It is not necessary to remove their name as when it comes to a disposal your lawyer would simply be required to supply proof as to the reason the co owner is missing from the conveyance, such as a grant of probate.
With a view to making things simpler for the sale of the property you may apply to have the deceased person removed from the title register by submitting an application to HMLR with evidence of the death. There is no land registry fee payable.