At what point can the exchange of contracts take place for residential conveyancing in Wandsworth and am I required to attend the conveyancers branch?
If you are in close proximity to our conveyancing solicitors in Wandsworth you are welcome to attend to sign documents. However, the firms we recommend supply countrywide coverage for conveyancing and give just as diligent and professional a job for you when dealing with you by post or email. The executing of the contract is not the point of no return. Signing on the dotted line is necessary for the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Wandsworth)to be in the office available at the end of the phone to exchange contracts.
I moved into my flat on 16 February and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Wandsworth advises it will be recorded in less than a month. Are transfers in Wandsworth uniquely lengthy to register?
There is nothing unique about conveyancing in Wandsworth registration formalities. Rather than based on location, timescales can differ according to the party submitting the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. As of today roughly three quarters of submission are fully addressed within two weeks but some can be subject to protracted hold-ups. Historically registration occurs after the buyer is living at the premises thus registration formalities is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor can contact the land registry and explain the circumstances.
I am purchasing my first flat in Wandsworth with the aid of help to buy. The developers would not budge the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not reveal to my lawyer about the side-deal as it would impact my mortgage with Barclays . Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Wandsworth is where the house is located. What do you suggest?
Flying freeholds in Wandsworth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wandsworth you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wandsworth may ascertain 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 property.
Given that I will soon spend hundreds of thousands of pounds on 3 bedroom house in Wandsworth I would like to have a conversation with the conveyancer concerning thehouse move prior to giving the go ahead to the firm. Is this something that you can arrange?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer due to be doing your property ownership legalities in Wandsworth.There is no ‘factory style conveyancing’ - each client is unique person, not a file number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Wandsworth should be the amount on the final invoice that you are charged.
I work for a long established estate agent office in Wandsworth where we have experienced a few leasehold sales put at risk due to leases having less than 80 years remaining. I have received conflicting advice from local Wandsworth conveyancing solicitors. Please can you shed some light as to whether the vendor of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is 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 needs to be completed before, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 own a first floor flat in Wandsworth. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
if there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the premium.
An example of a Freehold Enfranchisement matter before the tribunal for a Wandsworth flat is 4 Galveston Road in August 2012. The Tribunal determined that the price payable in respect of the purchase of the freehold was £22,650. The Tribunal remited this matter back to the Wandsworth County Court for execution of the freehold Transfer Deed. This case was in relation to 2 flats.