It has taken forever and a day but a loan offer from Nationwide for the remortgage of my single bedroom maisonette is coming imminently. Can you suggest a low cost conveyancing lawyer in Waltham?
This site is not designed to help those in their quest for cut-price fees for conveyancing solicitors in Waltham. Our aim is to provide cost effective conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint brokers offering the bait of ninety nine pound conveyancing in Waltham. Optimistically, in going for low cost conveyancing, you will receive what you pay for and at worst you will end up invoiced for additional fees and still not receive the service required.
Last March we completed a house move in Waltham. We have noticed several problems with the house which we believe were missed in the conveyancing searches. Do we have any recourse? What searches should? have been carried out as part of conveyancing in Waltham?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Waltham. Conveyancing searches and due diligence undertaken during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, the vendor completes a questionnaire known as a Seller’s Property Information Form. answers proves to be misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Waltham.
Why do I have to pay up front for my conveyancing in Waltham?
If you are buying a property in Waltham your lawyer will ask you put them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. When the down payment is as part of the sale price then this should be needed shortly in advance of exchange of contracts. The closing balance that is needed will be payable shortly before completion.
I'm the only recipient of my late mum's will with all property in now in my sole name, including the house in Waltham. Conveyancing formalities meant that the Land Registry date was in May. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my property ownership could be treated the same way as though I had purchased the property in May. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. Most lenders would take a sensible view as this clause is chiefly there to identify the purchase and immediately sell or the wholesaling and assigning of property.
I am purchasing a property in Waltham. One unusual aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with TSB your lawyer must follow the formal requirements contained in Part two of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and solicitors are required to report to TSB where a lease does not comply with these provisions. The conditions relate to the installation of panels on properties nationwide and is not limited to Waltham.
I'm in the throws of viewing houses in Waltham and I am now considering a potential offer. Is it wise to have my conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with Co-operative.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are getting a mortgage with Co-operative, make sure you remember to check that your lawyer is on the Co-operative conveyancing panel.
I'm converting the mortgage on my current home to a BTL mortgage with Santander and I will use the rest of the raised equity towards a second property. The location we are talking about is Waltham. Will your lawyers be able to act for the two lenders and tie in the two deals?
Do use our search tool on this page to be sure that the lawyers are approved by both lenders. On the basis that they are your lawyer should be able to connect the two deals but you should have a chat with you conveyancer and communicate your desired outcome and requirements.
My wife and I purchased a leasehold flat in Waltham. Conveyancing and Barnsley Building Society mortgage organised. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Waltham who acted for me is not around. Any advice?
First contact the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Waltham conveyancing solicitor to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Waltham - Examples of Queries before buying
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For most Waltham leaseholds the cost for major works are not wrapped into the maintenance charges, albeit that some managing agents in Waltham ask tenants to contribute towards a sinking fund created for the specific purpose of building a fund for major repairs or maintenance. You should be aware if it is less than eighty years it will have adverse implications on the salability of the flat. It is worth checking with your lender that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease at some point and it is worth finding out how much this would cost. For most Walthamlease extensions you would be be obliged to have owned the property for two years before you are entitled to exercise a lease extension.