It has taken forever and a day but a mortgage agreement from Nationwide for the remortgage of my 2 room garden flat is coming within the next few days. Can you recommend a low cost conveyancing solicitor in Watford?
You have come to the wrong site to search for a cheap conveyancing in Watford. We can offer you cost effective conveyancing but our intention is not to advertise as being the cheapest. Resist the temptation to appoint organisations offering the bait of £100 conveyancing in Watford. In your best case scenario, in choosing a lawyer for cheap conveyancing, you will get your money’s worth and at worst you will end up spending a lot in additional fees and still not receive the service expected.
We were just about to sign contracts for a leasehold flat in Watford. We have hit a snag. Our mortgage offer with Godiva Mortgages Ltd expires on 26/8/2025 but the vendors are insisting on a completion date of 28/8/2025. Can one extend the loan offer?
The best person to deal with your question is your lawyer who is in a position to assess whether they should be discussing with the lender, seller’s lawyers, property agents or indeed all parties based on what has happend in your conveyancing to date.
The Watford conveyancing firm that I recently instructed on my house acquisition in Watford have suddenly shut down. They were on acting for me because I needed a solicitor on the Bank of Ireland conveyancing panel and my preferred Watford lawyer was not. I paid them 275 plus VAT on account. What are my options?
If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Watford is where the house is located. What do you suggest?
Flying freeholds in Watford 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 Watford you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Watford may decide 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 premises.
My husband and I are a couple of weeks into a residential purchase having been directed to conveyancers by the selling agent to perform conveyancing in Watford. I am am extremely disappointed with the level of service. Can you help me find new lawyers?
They would have to be really bad in order to consider diss instructing them. Has the loan offer been generated? In the event that it has you need to advise them of the replacement solicitor and get the mortgage documents are re-sent. The conveyancer should be on the banks approved list to avoid added fees and complications. That should be your starting point. The find a solicitor tool will assist you in finding a lender approved conveyancer for your home move in Watford
I am a negotiator for a reputable estate agency in Watford where we see a number of leasehold sales jeopardised due to short leases. I have received inconsistent advice from local Watford conveyancing solicitors. Could you clarify whether the owner of a flat can instigate the lease extension formalities for the buyer?
Provided that the seller has owned the lease 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. This means 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 needs to be completed before, or at the same time as 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.
Following months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Watford. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to judgment on the sum to be paid.
An example of a Lease Extension decision for a Watford property is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case was in relation to 3 flats. The number of years remaining on the existing lease(s) was 71 years.