My IFA has requested my Ware law firm’s panel reference for the Nat West conveyancing panel. How do I find this out. I have contacted my local Ware branch but they have not responded to me.
Have you tried contacting your Ware lawyer about this?. They should have a central record lender panel numbers.
Are the BSA intent on creating a searchable register to to identify law firms on the Loughborough BS conveyancing panel for instance in Ware?
We have not been informed any intention on the part of the BSA to promote such a tool.
How does conveyancing in Ware differ for new build properties?
Most buyers of new build premises in Ware approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is completed. This is because new home sellers in Ware usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ware or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a house in Ware ahead of instructing conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some banks may not issue a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ware. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ware to see if the conveyancing will be more expensive.
I am a sole trader intending to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering no-sale-no costs for commercial conveyancing in Ware for less than £2000?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Ware, including the disposal and acquisition of businesses as well as simply property. If you are looking to purchase or sell a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right firm. Regarding the charges this will depend on the structure and nuances of the deal. Let us have your contact information or call us so that we can provide you with comprehensive commercial conveyancing calculation.
I am a negotiator for a long established estate agency in Ware where we see a number of flat sales derailed as a result of short leases. I have been given conflicting advice from local Ware conveyancing firms. Can you clarify whether the owner of a flat can commence 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 kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
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.
Ware Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying
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Are any of leasehold owners in arrears of their service charge payments? This question is helpful as a) areas may result in problems for the block as the common areas may begin to deteriorate where maintenance are not paid for b) if the tenants have an issue with the managing agents you will want to have complete disclosure How much is the annual service fee and ground rent?