I need some expedited conveyancing in Sunbury as I am faced with pressure to sign on the dotted line within one month. Thankfully I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you are at free not to do searches although no law firm would advise that you don't. With lots of history conveyancing in Sunbury the following are instances of issues that can arise and therefore impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...
Despite weeks of looking the Title Certificate and documents to my property can not be found. The lawyers who dealt with the conveyancing in Sunbury 10 years ago no longer exist. What are my options?
Nowadays there are duplicates made of almost everything, and your conveyancer will know exactly where to look for all the suitable paperwork so you can purchase or dispose of your house without a hitch. Where duplicates are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities against possible claims on the property.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Sunbury. Conveyancing is necessary evil 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.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Sunbury
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared.
I opted to have a survey carried out on a house in Sunbury ahead of retaining solicitors. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies may refuse to give a loan on a flying freehold house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Sunbury. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sunbury to see if the conveyancing costs will increase in light of this.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Sunbury conveyancing firm to act on my behalf?
Absolutely. We can put you in touch with a Sunbury conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Sunbury flat is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The remaining number of years on the lease was 82.93 years.
What are the common problems that you encounter in leases for Sunbury properties?
Leasehold conveyancing in Sunbury is not unique. All leases are unique and drafting errors can sometimes mean that certain clauses are missing. The following missing provisions could result in a defective lease:
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Service charge per centages that don't add up correctly leaving a shortfall
You may have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, The Royal Bank of Scotland, and TSB all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the buyer to pull out.
My wife and I are buying a first floor flat in Sunbury. At the point of instructing our conveyancer, they said that they were on all major UK lender panels. Our financial adviser contacted us today to advise that they are not on the Kent Reliance approved list. If it turns out to be true, what should we do? Do we simply choose a different solicitor that is on their approved list or do we pay for dual representation, with Kent Reliance selecting their own approved lawyer.
Where you are buying a property needing a mortgage it is normal for the purchaser’s solicitors to also act for the mortgage company. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancer has to meet. Some mortgage companies now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your lawyer should contact Kent Reliance to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Kent Reliance's conveyancing panel and you may continue to use your own Sunbury solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.