Have purchased a a semi-detached house in Watford , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Watford conveyancing solicitor works at snail pace, so I want to be sure that my ownership is registered.
As far as conveyancing in Watford registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ according to who lodges the application, whether there are errors and if the Land registry need to notify any interested persons or bodies. Currently in the region of three quarters of submission are completed in less than three weeks but some can be subject to extensive hold-ups. Registration is effected after the new owner is living at the premises so 'speed' is not usually top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.
I'm buying my first flat in Watford with the aid of help to buy. The developers refused to budge the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not inform my solicitor about the extras as it will jeopardize my loan with Bank of Scotland. Should I keep quiet?.
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.
I have been on the look out for a flat up to £235,500 and found one round the corner in Watford I like with amenity areas and transport links in the vicinity, however it's only got 52 years on the lease. There is not much else in Watford for this price, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan that many years will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
How do I identify a Watford law firm on the Barclays conveyancing panel? I drive a motor bike and am happy to travel upto 10miles to meet the solicitor.
You can use the search on this page. Please choose the mortgage company and your location and you will see a number of Watford conveyancing lawyers located nearest you. We have detailed some Watford conveyancing firms towards the end of this page and you can call them to see if they are on the Barclays approved list
My step-father has suggested that I appoint his lawyers for conveyancing in Watford. Do I follow his recommendation?
No doubt it’s preferable to find a conveyancing practitioner is to get recommendations from friends or relatives who have previously instructed the conveyancer you're are thinking of instructing.
Expecting to sign contracts shortly on a basement flat in Watford. Conveyancing solicitors have said that they are sending me a report tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Watford should include some of the following:
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You must be advised what constitutes a Nuisance as far as the lease is concerned You should be sent a copy of the lease Will you be prohibited or prevented from having pets in the property? What you can do if a neighbour breaches a clause of their lease? It needs to be made clear to you whether the lease permits you to change or upgrade aspects of the flat- you should be made aware as to whether any restrictions relates to all alterations or limited to structural alteration, and whether licences for alterations is mandated necessary
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Watford conveyancing firm to help?
Most certainly. We are happy to put you in touch with a Watford conveyancing firm who can help.
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 unexpired residue of the current lease was 71 years.