Finally the sale completed on my house in Liss last January but my buyer keeps telephoning every few hours to moan that his lawyer needs to hear from mylawyer. What should my lawyer have done now that I have sold?
Post completion of your house sale your solicitor is committed to forward the transfer deeds and all supplemental paperwork to the buyer’s solicitors. If applicable, your lawyer must also confirm that the home loan has been repaid to the buyers lawyers. There is unlikely to be post completion procedures just for conveyancing in Liss.
I am currently in the process of buying my council flat in Liss. I have a mortgage offer with Lloyds. 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 Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I have a mortgage with RBS for my property in Liss. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?
Your original mortgage agreement with RBS will provide that you need their approval in advance of letting out your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel lawyer.
I have finally had an offer on a flat in Liss agreed to, the vendors do however have a connected purchase. The sellers have offered on a flat, but it’s not yet tied up, and are looking at other properties booked. I have selected a bricks and mortar conveyancing solicitor in Liss. What should be my next step? At what stage do I apply for the mortgage with Leeds Building Society?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Liss conveyancing search charges, etc). The first course of action is to ensure that your lawyer is on the Leeds Building Society conveyancing panel. Concerning the subsequent stages this very much dictated by the circumstances of your transaction, motivation for the property and on the state of the market. In a buoyant market some home buyers would apply for a home loan with Leeds Building Society and pay for the valuation and only if it comes back ok would they pay their conveyancer to press on with searches.
Will our conveyancer be raising questions about flooding during the conveyancing in Liss.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Liss. There are those who buy a property in Liss, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, however there are a various checks that can be carried out by the buyer or by their lawyers which will give them a better appreciation of the risks in Liss. The standard property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to discover whether the premises has ever been flooded. In the event that the residence has been flooded in past and is not disclosed by the owner, then a buyer may bring a claim for damages stemming from an misleading answer. The buyer’s lawyers should also commission an environmental report. This will higlight whether there is a recorded flood risk. If so, additional inquiries should be initiated.
I need to instruct a conveyancing solicitor for residential conveyancing in Liss. I've stumble across a web site which appears to be the perfect offering If it is possible to get all the legals completed via email that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am employed by a reputable estate agency in Liss where we have experienced a few flat sales jeopardised as a result of short leases. I have been given contradictory information from local Liss conveyancing firms. Could you shed some light as to whether the owner of a flat can instigate the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start 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 wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
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.
Leasehold Conveyancing in Liss - Sample of Questions you should consider Prior to Purchasing
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Is anyone aware of any major works on the horizon that will likely add a premium to the service fees? You should want to discover as much as possible concerning the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to every day matters such as the upkeep of the common parts. Enquire of prospective neighbours what they think of their service. In conclusion, investigate as to the dates that the service fees are due to the relevant party and specifically what it includes. The best form of lease arrangement is a share of the freehold. In this scenario the tenants enjoy being in charge if their destiny and notwithstanding that a managing agent is usually employed if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves.
We are hoping to acquire a repossessed house in Liss and the bank selling demand completion within a week. Do lawyers meet that timeframe? Am I best advised to select a high street Liss firm or an online conveyancer that professes to offer speedy conveyancing?
Attend your Liss shopping parade. Go in to two or three solicitor’s offices and ask to see a conveyancing solicitor for an estimate. Explain your needs and seek assurances on speed. Select the firm that appears most genuine. You need to choose a property lawyer on the list of solicitors approved by your mortgage company.