AssumingI were to acquire a freehold homein Tolworth for cash and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Tolworth?
Any savings you would make will be isolated to the disbursement for searches. A solicitor still be obliged to do everything else - money laundering, correspond with the sellers solicitor, stamp duty return, register the property etc. A marginal saving might be made by not having to register a charge but it won't be a lot.
My lawyer in Tolworth has never been on on the Bank of Ireland Approved Panel. Can I still retain my prefered solicitor even though they are excluded from the Bank of Ireland panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your existing Tolworth lawyers but Bank of Ireland will need to use a lawyer on their panel. This will result in additional total legal charges and result in frustration.
- Choose an alternative solicitor to to deal with the purchase, obviously checking they are Bank of Ireland approved.
- Try to convince your Bank of Ireland solicitor to attempt to join the Bank of Ireland panel
I have recentlybeen informed that Wolstenholmes have closed. They conducted my conveyancing in Tolworth for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The easiest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Tolworth conveyancing specialists.
I decided to have a survey completed on a house in Tolworth in advance of retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies may not grant a mortgage on this type of home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Tolworth. Conveyancing may be slightly more expensive based on your lender's requirements.
Can you provide any top tips for leasehold conveyancing in Tolworth from the point of view of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Tolworth can be bypassed if you instruct lawyers the minute your agents start marketing the property and ask them to put together the leasehold information which will be required by the buyers’ lawyers. Many landlords or Management Companies in Tolworth levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Tolworth. Some Tolworth leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying 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 service charge figures so that they can pass this information on to the buyers or their lawyers. If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example installed wooden flooring? Tolworth leases often stipulate that internal structural changes or laying down wooden flooring necessitate a licence from the Landlord approving such changes. If you dont have the approvals in place do not contact the landlord without checking with your conveyancer first.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Tolworth conveyancing firm to act on my behalf?
Absolutely. We can put you in touch with a Tolworth conveyancing firm who can help.
An example of a Lease Extension case for a Tolworth flat is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.
How does one as executor remove a departed person's name from the title register for a house in Tolworth?
If a Tolworth property is co-owned and one of the proprietors dies, their name will not automatically be removed from the Land Registry title. You are not required to remove their name as when it comes to a sale you would simply be required to evidence why the co owner is missing from the contract, such as the probate documents.
With the aim of making things more straight forward for the sale of the property you may arrange to have the deceased person erased from the title register by applying to HM Land Registry with proof of the death. There is no fee from the Registry for this service.