I am under pressure from the seller of a property in Tadworth to exchange within four weeks. What can I do to speed up matters?
Where the seller is applying time constraints for your conveyancing it is highly recommended that your solicitor is familiar with the area as they will benefit local connections and intelligence. It is even conceivable that they would have conducted otherhouses in the same neighbourhood. Therefore consider using a Tadworth conveyancing solicitor. In addition, make sure that the lawyer is on the on the approved list for your mortgage company. It is claimed that 18% of Tadworth conveyancing deals are suspended or derailed after finding out that a purchaser’s lawyer was not on their banks panel. This can often result in the buying process being delayed by as much as 21 days. It is believed that this issue affects approximately 100,000 home sales annually. Most Tadworth conveyancing firms can not act for certain banks so do check at the outset.
When will exchange of contracts take place for domestic conveyancing in Tadworth and do I need to attend the solicitors branch?
Where you are in close proximity to our conveyancing solicitors in Tadworth you are invited in to sign contracts. However, the firms we work with offer a national conveyancing service and provide just as detailed and professional a job for you when dealing with you by post or email. The executing of the sale agreement is not the critical part. A signed contract simply enables the solicitor to address the formalities at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Tadworth)to be in the office at the appropriate time.
I am assisting my step-mother sell her flat in Tadworth. Does the conveyancing solicitor commission an energy assessment or do I organise this?
After the demise of Home Information Packs, EPC’s was left as a required part of selling a house. An EPC must be commissioned in advance of the property being marketed. This is not as aspect of the sale process that solicitors normally organise. If you are using a Tadworth conveyancing practitioner they may be willing to arrange energy performance certificates due to their relationships with long established local providers
I'm in the process of viewing flats in Tadworth and I am about to put in an offer. Should I already have a solicitor appointed at this point? I will be getting a home loan with RBS.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are seeking a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.
After what feels like an age I have had an offer on an apartment in Tadworth agreed to, but there is a chain. The owners have put an offer on somewhere, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have chosen a local conveyancing solicitor in Tadworth. What should be my next step? At what stage should I apply for the mortgage with Lloyds?
It is usual 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 survey, Tadworth conveyancing search fees, etc). The first course of action is to ensure that your conveyancing practitioner is on the Lloyds approved list. As to the subsequent stages this very much depends on the circumstances of your case, attraction to this property and on the state of the market. In a buoyant market some purchasers will apply for the mortgage with Lloyds and pay for the valuation and only if it was satisfactory would they pay their solicitor to press on with the conveyancing in Tadworth.
Me and my brother purchased a terraced Georgian property in Tadworth. Conveyancing practitioner represented me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tadworth and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing practitioner who completed the work.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Tadworth is where the house is located. What do you suggest?
Flying freeholds in Tadworth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tadworth you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tadworth 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.
My wife and I purchased a leasehold house in Tadworth. Conveyancing and Lloyds TSB Bank mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Tadworth who acted for me is not around. Do I pay?
First make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Tadworth conveyancing practitioner to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Tadworth conveyancing firm to act on my behalf?
You certainly can. We are happy to put you in touch with a Tadworth conveyancing firm who can help.
An example of a Lease Extension decision for a Tadworth property is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case related to 1 flat. The unexpired term as at the valuation date was 60.43 years.