I have given 8 weeks notice to my existing landlord and have to vacate my rented flat in Tring by the end of next month. Conveyancing on my purchase has just started. Can I complete in a couple of weeks as I wish to avoid having to find short term accommodation?
It is unwise to serve notice for your tenancy unless you have exchanged. Assuming that you have not previously done so, notify to your conveyancer and urge them to they cajole the other side, try to get a realistic time scale from them that everyone will look towards
Having sold my house in Tring last May but my buyer keeps Skype messaging every few hours to say his solicitor is waiting to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
Following your house sale your conveyancer is committed to deliver the transfer documentation and all of the paperwork to the buyer’s solicitors. Depending on the transaction, your lawyer should also confirm that the home loan has been repaid to the purchasers solicitors. There is unlikely to be post completion steps peculiar conveyancing in Tring.
We are aiming to move property in January. Will my conveyancing solicitor call the removal company on the completion day. As an aside, can you suggest a removal company in Tring. Conveyancing solicitor was found before I stumbled across your page.
On the afternoon of completion you can pick up the house keys from the estate agent however this can only happen once the vendors solicitors inform the agent that they have the completion monies and the keys can be given over. After that you can inform the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in finding a residential property solicitor in Tring or a lawyer that specialises in conveyancing in Tring.
How can we tell if a Tring conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Tring obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer conducting your transaction.
I had a mortgage agreed in principle with Virgin Money. Tring conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
There is no definitive answer here. Have Virgin Money completed the survey? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am downsizing from our house in Tring and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Tring. Having lived in Tring for 4 years we know of no issue. Should we get in touch with our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Just bought a semi-detached house in Tring , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Tring conveyancing solicitor has been very slow, so I want to be sure the land registry aspects are concluded.
As far as conveyancing in Tring registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether it is in order and if the Land registry need to notify any interested parties. At present in the region of 80% of such applications are fully dealt with within 12 days but some can be subject to longer delays. Registration is effected once the buyer has moved in to the property thus 'speed' is not usually an essential issue but where there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.
I work for a busy estate agent office in Tring where we have experienced a number of leasehold sales derailed due to short leases. I have received inconsistent advice from local Tring conveyancing solicitors. Please can you confirm whether the seller of a flat can commence the lease extension formalities for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord 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.
I inherited a basement flat in Tring, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Tring with a long lease are worth £255,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 2097
With only 73 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.