Finally the sale completed on my house in Twickenham Park last May yet the purchaser is texting daily to say her solicitor needs to hear from mine. What are the post completion sale formalities following completion?
After completion of your sale your solicitor should send the transfer deeds and all additional paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor must also send confirmation that the home loan has been discharged to the buyers lawyers. There is unlikely to be post completion requirements just for conveyancing in Twickenham Park.
My wife and I purchasing a end of terrace house in Twickenham Park. Our aim is to an extension at the rear at the property.Will the conveyancing process include enquiries to ascertain if these works are allowed?
Your solicitor should review the deeds as conveyancing in Twickenham Park can sometimes identify restrictions in the title deeds which prevent categories of alterations or necessitated the consent of a 3rd party. Many extensions require local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
My solicitor has informed me that absentee landlord insurance is needed on my purchase. What is the level of cover for Twickenham Park conveyancing?
The right level of absentee landlord indemnity insurance depends on your lender. It would differ for example between Santander and The Mortgage Works. Conveyancing practitioners as opposed to members of the public take out such policies.
When it comes to mortgage companies such as UBS, do Twickenham Park solicitors face a fee to be on the list of approved solicitors?
We are not aware of any bank fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
Should our lawyer be asking questions about flooding as part of the conveyancing in Twickenham Park.
Flooding is a growing risk for conveyancers carrying out conveyancing in Twickenham Park. There are those who purchase a property in Twickenham Park, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, however there are a number of checks that may be carried out by the purchaser or by their conveyancers which can give them a better appreciation of the risks in Twickenham Park. The conventional set of property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to find out if the premises has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the seller, then a purchaser may issue a compensation claim as a result of such an misleading response. A buyer’s solicitors may also carry out an enviro search. This should indicate if there is a recorded flood risk. If so, further inquiries will need to be carried out.
The deeds to my house are lost. The solicitors who dealt with the conveyancing in Twickenham Park 5 years ago have long since closed. Will I be able to sell the house?
Gone are the days when you need to have the physical deeds to prove you own the land or premises, given that the Land Registry hold details of all registered land or property electronically.
I am buying a new build house in Twickenham Park with a loan from Barnsley Building Society. The builders would not reduce the price so I negotiated 6k of additionals instead. The estate agent advised me not to tell my lawyer about the deal as it would jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Do you have any advice for leasehold conveyancing in Twickenham Park from the point of view of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Twickenham Park can be bypassed if you instruct lawyers the minute your agents start advertising the property and ask them to collate the leasehold documentation which will be required by the buyers’ conveyancers. If you have had conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over rather than unsettled. Many landlords or Management Companies in Twickenham Park charge for supplying management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Twickenham Park. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Twickenham Park leases often stipulate that internal structural alterations or installing wooden flooring require a licence from the Landlord approving such changes. Should you dont have the consents in place do not communicate with the landlord without checking with your solicitor before hand.
I have given up trying to purchase the freehold in Twickenham Park. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a Twickenham Park conveyancing firm who can help.
An example of a Lease Extension case for a Twickenham Park property is Flat 1 30 Ennismore Avenue in September 2010. the Tribunal adopted and arrived at a premium for the lease extension of £29, 900 This case related to 1 flat. The unexpired term as at the valuation date was 68.34 years.