We went with a high street lawyer for my conveyancing in Wealdstone last week. After carefully reading the Terms I notewe are responsible for fees even if the sale doesn't happen. Would I be best advised to select a web based firm offering no completion no charge conveyancing in Wealdstone?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the fee levels will generally be uplifted to counteract the transactions that fail to complete. Please beware that such offerings generally do not protect you from expenses such as Wealdstone conveyancing search fees.
Are all Wealdstone Conveyancing Quality Solicitors on the Yorkshire BS conveyancing panel?
Some major banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I am currently in the process of buying my council flat in Wealdstone. I have a mortgage agreed with Principality. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
I recently had an offer agreed on an apartment in Wealdstone. My financial adviser pressured me to appoint their property lawyer. I paid an on account payment of £225. Shortly after, the solicitor called me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Have completed on a a semi-detached house in Wealdstone , What is the estimated time for the Land Registry to deal with the formalities evidencing my proprietorship? My Wealdstone conveyancing solicitor has been painfully slow, so I want to check that my name is recorded.
There is nothing unique about conveyancing in Wealdstone registration formalities. Rather than based on location, timeframes can vary according to the party submitting the application, whether it is in order and if the Land registry must send notices to any 3rd persons or bodies. As of today roughly 80% of submission are fully dealt with in less than three weeks but occasionally there can be extensive delays. Historically registration is effected after the new owner is living at the premises so 'speed' is not typically top priority but if there is a degree of urgency associated with the registration then you or your lawyers could speak with the land registry and explain the circumstances.
The estate agent has sent us the confirmation of our purchase of a new build flat in Wealdstone. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Wealdstone
-
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I opted to have a survey carried out on a property in Wealdstone prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies tend not grant a mortgage on this type of home.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wealdstone. Conveyancing may be slightly more expensive based on your lender's requirements.
I am attracted to a two maisonettes in Wealdstone both have about 50 years left on the leases. Will this present a problem?
A lease is a right to use the property for a period of time. As a lease shortens the saleability of the lease reduces and it becomes more expensive to extend the lease. This is why it is advisable to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease because mortgage lenders may be unwilling to lend money on properties of this type. Lease enfranchisement can be a protracted process. We recommend you seek professional help from a conveyancer and surveyor with experience in this arena.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Wealdstone conveyancing firm to assist?
Most definitely. We can put you in touch with a Wealdstone conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Wealdstone property is 139/139A Masons Avenue in February 2010. this was a case with an absentee freeholder. As a result the leaseholders applied to Willesden County Court for an order dispensing with the giving of a notice of claim.14th October 2009 District Judge Brar granted a vesting order and the court directed that the matter should be transferred to this tribunal to determine the freehold premium. The tribunal concluded on a figure of £13,000 for the freehold interest This case affected 1 flat. The unexpired term was 74 years.