Am I correct in assuming that the fact that my solicitor in Waltham Cross is not listed on my bank's solicitor panel that there is a problem with the quality of her work?
That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Waltham Cross conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
AssumingI were to buy a freehold propertyin Waltham Cross for cash and dispense with a survey and no local authority searches how much could I expect to have to pay for conveyancing in Waltham Cross?
The only reduction in fees you would make on is the costs for searches. Your conveyancing practitioner is required to do the vast majority of work - money laundering, correspond with your sellers property lawyer, stamp duty submission, register the title etc. You might save a bit for them not needing to register a mortgage however it will not be meaningful.
My wife and I are downsizing from our property in Waltham Cross and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a web based conveyancing outfit as opposed to a conveyancing solicitor in Waltham Cross. We have lived in Waltham Cross for many years we know of no issue. Is it a good idea to contact our local Authority to get clarification need.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Are there restrictive covenants that are commonly picked up during conveyancing in Waltham Cross?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Waltham Cross. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am using a search engine for the phrase cheap conveyancing in Waltham Cross it brings up many conveyancerslocally. How do I determine which is the suitable solicitor for the sale of my house?
The best method of seeking a suitable conveyancer is via personal testimonial, so seek the opinion of colleagues and relatives who have purchased a property in Waltham Cross or the local estate agent or mortgage broker. Charges for conveyancing in Waltham Cross vary, so it's sensible to obtain at least four fee calculations from varying types of property lawyers. Be sure to secure confirmation that the fees are fixed.
I work for a reputable estate agent office in Waltham Cross where we have experienced a few leasehold sales put at risk due to short leases. I have been given conflicting advice from local Waltham Cross conveyancing firms. Can you confirm whether the seller of a flat can start the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
An alternative approach is 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 garden flat in Waltham Cross. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?
Absolutely. We are happy to put you in touch with a Waltham Cross conveyancing firm who can help.
An example of a Vesting Order and Purchase of freehold case 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 was in relation to 2 flats. The number of years remaining on the existing lease(s) was 80.01 years.