Completed the sale of my flat in Ruislip Manor last June but our buyer keeps calling me to say their conveyancer needs to hear from mine. What are the post completion sale formalities following completion?
Following your sale your lawyer should forward the transfer documentation and all additional paperwork to the purchaser's lawyers. If applicable, your conveyancer should also send confirmation that the legal charge in favour of the lender has been discharged to the purchasers conveyancers. There are no post completion procedures just for conveyancing in Ruislip Manor.
We were going to get a AIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Ruislip Manor solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Ruislip Manor solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I have decided to exercise my right to buy my property in Ruislip Manor off the council. I have a mortgage agreed with Santander. 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 Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I have finally had an offer on a flat in Ruislip Manor accepted, the vendors do however have a tied purchase. The owners have put an offer on a property, however it’s not been accepted yet, and have viewings of other properties booked. I have chosen a nearby conveyancing solicitor in Ruislip Manor. What do I do now? When do I get the mortgage application with Bank of Ireland going?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Ruislip Manor conveyancing search fees, etc). The first course of action is to check that your lawyer is on the Bank of Ireland approved list. Regarding the next phase this very much depends on the specifics of your transaction, motivation for the property and on the state of the market. In a hot market some home buyers will apply for the mortgage with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they request their lawyer to move forward with searches.
Should our conveyancer be asking questions about flooding during the conveyancing in Ruislip Manor.
Flooding is a growing risk for conveyancers specialising in conveyancing in Ruislip Manor. There are those who purchase a property in Ruislip Manor, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a numerous searches that may be initiated by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Ruislip Manor. The conventional set of information given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to discover if the premises has historically flooded. In the event that the premises has been flooded in past which is not revealed by the seller, then a purchaser could bring a claim for damages as a result of such an inaccurate response. A buyer’s conveyancers will also carry out an enviro search. This should reveal whether there is any known flood risk. If so, additional inquiries should be initiated.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Ruislip Manor is where the house is located. Is there any advice you can impart?
Flying freeholds in Ruislip Manor are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ruislip Manor you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ruislip Manor may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Is it simple use the search app to locate a conveyancing solicitor in Ruislip Manor on the approved list for my mortgage?
1st select a lender such as Birmingham Midshires, Bank of Scotland or Godiva Mortgages Ltd then specify your location for example Ruislip Manor. Conveyancing firms in Ruislip Manor and further afield should be listed.
I am a negotiator for a reputable estate agent office in Ruislip Manor where we have experienced a number of flat sales derailed as a result of short leases. I have received conflicting advice from local Ruislip Manor conveyancing solicitors. Can you confirm whether the owner of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner 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 needs to be completed prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder 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.
Notwithstanding our best endeavours, we have been unsuccessful in seeking a lease extension in Ruislip Manor. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We are happy to put you in touch with a Ruislip Manor conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Ruislip Manor flat is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 53.26 years.