Do I have to attend the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Turnpike Lane so that I can attend their offices if required.
As opposed to twenty years ago, most mortgage companies no longer require their conveyancing panel lawyer to witness the mortgagors signature. You will still be obliged to supply ID documents and there are still manifest advantages to using a locally based ayer, in your situation a conveyancing solicitor in Turnpike Lane.
Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a two bedroom flat in Turnpike Lane. Do I receive the keys to the property on completion from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Turnpike Lane?
On the day of completion you will not be required to go to the conveyancers office in Turnpike Lane. Conveyancing lawyers for you will transfer the purchase money to the seller's solicitors, and once they have received this, you will be able to pick up the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.
I am aiming to move house in December. Will my conveyancing solicitor update the removal company on the completion day. As an aside, can you suggest a removal company in Turnpike Lane. Conveyancing firm was found before I stumbled across this site.
On the afternoon of completion you can pick up the house keys from the selling agent however this can only be done once the sellers solicitors inform the agent that the monies to complete are in and the keys can be passed over. Subsequently you can inform the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in locating a residential property solicitor in Turnpike Lane or a firm with expertise in conveyancing in Turnpike Lane.
After what seems like an age I have had an offer on an apartment in Turnpike Lane agreed to, the owners do however have an associated purchase. The owners have put an offer on a property, but it’s not yet tied up, and have viewings of other flats in the pipeline. I have instructed a nearby conveyancing solicitor in Turnpike Lane. What should be my next step? When do I get the mortgage application with Co-operative going?
It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx one thousand pounds, then survey, Turnpike Lane conveyancing search fees, etc). The first thing to do is ensure that your property lawyer is on the Co-operative conveyancing panel. Concerning the next steps this very much depends on the circumstances of your case, motivation for this property and on the state of the market. In a buoyant market the majority of home buyers would apply for the mortgage with Co-operative and arrange for the valuation and only if it was satisfactory would they pay their solicitor to move forward with searches.
How does conveyancing in Turnpike Lane differ for newly converted properties?
Most buyers of new build property in Turnpike Lane come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in Turnpike Lane tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Turnpike Lane or who has acted in the same development.
Over the last few months I have been searching for a flat up to £245,000 and found one round the corner in Turnpike Lane I like with a park and station in the vicinity, however it only has 52 years on the lease. There is not much else in Turnpike Lane for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a home loan that many years will be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
Last May I purchased a leasehold house in Turnpike Lane. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the leaseholder of a first floor flat in Turnpike Lane. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
if there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the price.
An example of a Lease Extension case for a Turnpike Lane property is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case related to 1 flat. The unexpired term as at the valuation date was 81.79 years.
A licensed conveyancer dealt with my conveyancing in Turnpike Lane three years past and was holding my title documents but has since been shut down – how do I retreive these?
Deeds, as such, no longer exist as most homes in Turnpike Lane are registered digitally at Land Registry. Should you need to show ownership or are selling or re-mortgaging your solicitor should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.