Do I need to take out insurance to cover chancel repairs when purchasing a house in Waltham Cross?
Unless a prior purchase of the property took place post 12 October 2013 you could assume that lawyers delivering conveyancing in Waltham Cross to continue to suggest a chancel search and or insurance against a claim.
I have todaybeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Waltham Cross for a purchase of a leasehold apartment 12 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Waltham Cross conveyancing specialists.
Due to the advice of my in-laws I had a survey completed on a house in Waltham Cross before instructing solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some lenders may not issue a loan on a flying freehold premises.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Waltham Cross. Conveyancing will be smoother if you use a solicitor in Waltham Cross especially if they are accustomed to such properties in Waltham Cross.
I need to find a conveyancing solicitor for remortgage conveyancing in Waltham Cross. I've land on a site which seems to have the perfect offering If there is a chance to get all the legals completed via web that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I work for a long established estate agent office in Waltham Cross where we have witnessed a few leasehold sales put at risk as a result of short leases. I have been given inconsistent advice from local Waltham Cross conveyancing firms. Please can you clarify whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the leaseholder of a ground-floor 1960’s flat in Waltham Cross. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
if there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to calculate the sum to be paid.
An example of a Vesting Order and Purchase of freehold decision for a Waltham Cross premises is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case affected 2 flats. The unexpired term as at the valuation date was 80.01 years.
I happen to be an executor of my recently deceased mum’s Will, with a property in Waltham Cross which is to be marketed. The bungalow is unregistered at HMLR and I'm advised that some purchasers will insist that it is completed before they'll proceed. What's the procedure for this?
In the circumstances that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.