My IFA says he needs my Waltham law firm’s panel member for the Santander conveyancing panel. Can you suggest how I find this out. I have tried my local Waltham branch but they have not got back to me yet.
You are best placed to get this information from your Waltham lawyer . Most Waltham law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
It is is a decade since I acquired my house in Waltham. Conveyancing lawyers have recently been retained on the sale but I can't find my title documents. Will this cause complications?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by the lender or they could stored with the solicitor who acted in the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Waltham involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
What is your number one tip for finding a conveyancing solicitor in Waltham
Do not opt for the lowest Waltham conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
We are aiming to move house in September. Does my conveyancing solicitor call the removal company on the completion day. As an aside, can you recommend a removal company in Waltham. Conveyancing solicitor was organised prior to coming across your website.
On the afternoon of completion you will need to collect the keys from the property agent but this can only happen when the previous owners conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. You can tell the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in finding a residential property solicitor in Waltham or a legal practice that specialises in conveyancing in Waltham.
We have a mortgage agreed in principle with Bank of Ireland. Waltham conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
There is no definitive answer here. Have Bank of Ireland conducted the valuation? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My wife and I purchased a 4 bedroom Georgian house in Waltham. Conveyancing practitioner represented me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Waltham and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing practitioner who completed the work.
I opted to have a survey completed on a property in Waltham before retaining lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some banks will refuse to give a mortgage on such a premises.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Waltham. Conveyancing will be smoother if you use a solicitor in Waltham especially if they regularly deal with such properties in Waltham.
I am on look out for some leasehold conveyancing in Waltham. Before diving in I want to be sure as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and most are in Waltham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a leasehold flat in Waltham, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Waltham with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 levied per year. The lease finishes on 21st October 2102
You have 77 years unexpired we estimate the price of your lease extension to be between £7,600 and £8,800 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.