We're in Vauxhall, First timers buying with a mortgage (lender is Skipton , and our lawyer is on the Skipton conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Skipton conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Are all Vauxhall Conveyancing Quality Solicitors on the Coventry BS conveyancing panel?
It is true that some lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
We were going to get a AIP from Aldermore this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Aldermore recommend any Vauxhall solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Vauxhall solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
My wife and I are spending time looking at apartments in Vauxhall and I am about to put in an offer. Is it advisable to have my lawyer on ‘stand by’? I am planning to take a mortgage with Principality.
You should start obtaining conveyancing estimates 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 details on to the EA. As you are obtaining a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.
The deeds to my home can not be found. The conveyancers who handled the conveyancing in Vauxhall 5 years ago are no longer around. What are my options?
As long as the title is registered the details of your ownership will be retained by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, identify your property and obtain current copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Vauxhall is where the house is located. Can you shed any light on this issue?
Flying freeholds in Vauxhall are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Vauxhall you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Vauxhall may decide 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 premises.
Taking into account that I am about to part with 450k on a house in Vauxhall I wish to have a conversation with the lawyer about myhome move before giving the go ahead to the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be conducting your conveyancing in Vauxhall.There is no ‘factory style conveyancing’ - every client is an important individual, not a case reference. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Vauxhall should be the figure that you end up paying.
Can you provide any top tips for leasehold conveyancing in Vauxhall from the point of view of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Vauxhall can be reduced if you get in touch lawyers as soon as you market your property and ask them to put together the leasehold information needed by the buyers’ conveyancers. Many landlords or Management Companies in Vauxhall levy fees for providing management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Vauxhall. Some Vauxhall leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly 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. In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Vauxhall leases often stipulate that internal structural alterations or installing wooden flooring necessitate a licence issued by the Landlord approving such works. Where you fail to have the paperwork to hand you should not contact the landlord without checking with your lawyer before hand.
My wife and I have hit a brick wall in trying to purchase the freehold in Vauxhall. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We can put you in touch with a Vauxhall conveyancing firm who can help.
An example of a Lease Extension decision for a Vauxhall premises is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case affected 2 flats. The unexpired term as at the valuation date was 56 years.