Having sold my house in Shinfield and Arborfield last September but our buyer keeps whats apping every few hours to moan that her lawyer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
After completion of your disposal your conveyancer is committed to deliver the transfer deeds and all of the paperwork to the purchaser's lawyers. Where appropriate, your conveyancer must also confirm that the legal charge in favour of the lender has been repaid to the purchasers solicitors. There is unlikely to be post completion procedures peculiar conveyancing in Shinfield and Arborfield.
A relative advised me that if I am buying in Shinfield and Arborfield I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Shinfield and Arborfield conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Shinfield and Arborfield around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Shinfield and Arborfield Education with maps and statistics, Local Amenities and other useful information about Shinfield and Arborfield.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Shinfield and Arborfield. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Shinfield and Arborfield
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Please supply a car parking plan. Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision.
My husband and I are 18 days into a residential purchase having been referred to solicitors by the local agent to handle our conveyancing in Shinfield and Arborfield. We are not happy. Could you you assist me in finding new conveyancers?
They would need to be very bad to suggest changing them. Has the mortgage been generated? In the event that it has you need to advise them of the new contact details and get the loan are issued to the new lawyers. The solicitor ideally needs to be on the mortgage company approved list to avoid escalating fees and delays. So that should be your first question of the new conveyancers. Our find a solicitor tool will assist you in finding a lender approved lawyer for your conveyancing in Shinfield and Arborfield
Do you have any advice for leasehold conveyancing in Shinfield and Arborfield with the aim of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Shinfield and Arborfield can be avoided where you instruct lawyers the minute your agents start marketing the property and ask them to collate the leasehold information needed by the buyers’ solicitors. If you have had conflict with your freeholder or managing agents it is essential that these are settled before the property is marketed. The purchasers and their solicitors will be warry about purchasing a property where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as over rather than unresolved. A minority of Shinfield and Arborfield leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. Many landlords or managing agents in Shinfield and Arborfield levy fees for providing management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management pack sought as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Shinfield and Arborfield. If you hold a share in a the freehold, you should make sure that you hold the original share certificate. Arranging a re-issued share certificate is often a time consuming formality and delays many a Shinfield and Arborfield conveyancing transaction. If a reissued share is needed, you should approach the company officers or managing agents (where relevant) for this at the earliest opportunity.
I inherited a split level flat in Shinfield and Arborfield, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Shinfield and Arborfield with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2090
With 65 years remaining on your lease we estimate the price of your lease extension to be between £13,300 and £15,400 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.
My fiance and I are hoping to buy a three bedroom apartmentin Shinfield and Arborfield with a mortgage from a mortgage company. We have a lawyer in Shinfield and Arborfield but our mortgage company advise she’s not on their "panel". It seems we have little choice but to instruct from the our bank panel firms or stay with our Shinfield and Arborfield solicitor and incur the extra costs for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The lender mortgage offered to you is subject to conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels, including many conveyancing solicitors in Shinfield and Arborfield : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your bank.