I opted for a high street firm for our conveyancing in Wealdstone last week. Upon checking the fine print I noteI am responsible for fees even if the dealdoes not go ahead. Would I be best advised to select an on-line conveyancing company promoting no move no charge conveyancing in Wealdstone?
It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the fee levels will tend to be be uplifted to counteract those cases that fail to complete. You should be mindful that these promotions tend not to cover expenses for instance Wealdstone conveyancing search costs.
Are all Wealdstone Conveyancing Quality Solicitors on the Yorkshire BS conveyancing list of approved solicitors?
A selection of banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
I am currently in the process of buying my council flat in Wealdstone. I have a mortgage offer with Co-operative. 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 Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
After weeks of negotiation I have agreed a price on an apartment in Wealdstone. My financial adviser pressured me to appoint their solicitor. I paid an advanced payment of £200. A few days later, the lawyer contacted me to say that they were not on the Barclays 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 Barclays 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.
I acquired my home on 3 June and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Wealdstone expressed confidence that it would be dealt with in a couple of weeks. Are titles in Wealdstone uniquely lengthy to register?
As far as conveyancing in Wealdstone is concerned, registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can differ according to who lodges the application, whether it is in order and if the Land registry must send notices to any other parties. Currently in the region of three quarters of such applications are completed within 12 days but occasionally there can be longer delays. Historically registration is effected once the buyer has moved in to the premises thus an expedited registration is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.
Just had an offer accepted on a new build apartment in Wealdstone. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Wealdstone
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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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I opted to have a survey carried out on a house in Wealdstone ahead of retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some mortgage companies may not grant a mortgage on a flying freehold home.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. If you e-mail us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wealdstone. Conveyancing may be slightly more expensive based on your lender's requirements.
I am tempted by the attractive purchase price for a couple of flats in Wealdstone both have approximately forty five years left on the leases. Will this present a problem?
There are no two ways about it. A leasehold flat in Wealdstone is a wasting asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it adversely affects the marketability of the premises. The majority of purchasers and mortgage companies, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Wealdstone conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I am the leaseholder of a second floor flat in Wealdstone. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?
in cases where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the amount due.
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 related to 1 flat. The remaining number of years on the lease was 74 years.