We are planning to move house in February. Will my conveyancing solicitor call the removal company on the completion day. On a separate note, can you recommend a removal company in Welling. Conveyancing solicitor was chosen prior to coming across this site.
On the day of completion you will need to collect the house keys from the property agent however this should only take place when the sellers conveyancers confirm to the agent that they have the completion monies and the keys can be passed over. After that you can tell the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can assist you in locating a residential property solicitor in Welling or a lawyer with expertise in conveyancing in Welling.
I can not fathom if my lender requires a lease extension. I have telephoned my Welling bank branch on a couple of occasions and was told it wasn't an issue and they will lend. My Welling conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend in accordance with their published requirements. Who do I believe?
Provided that the lawyer is on the mortgage company panel, they must follow the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
After shopping around on the internet I have found a Welling property lawyer having made sure that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Welling postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Welling.
The deeds to my home are lost. The lawyers who handled the conveyancing in Welling 10 years ago have long since closed. What are my next steps?
Gone are the days when you need to have the physical deeds to evidence that you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.
About to purchase a new build flat in Welling. Conveyancing is daunting 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.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Welling
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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. Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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.
Due to the input of my in-laws I had a survey completed on a house in Welling ahead of retaining conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some banks tend refuse to grant a mortgage on such a house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Welling. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Welling to see if the conveyancing costs will increase in light of this.
How does the Landlord & Tenant Act 1954 affect my business premises in Welling and how can your lawyers assist?
The 1954 Act affords protection to commercial leaseholders, giving them the right to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Welling
Should I use a Welling conveyancing solicitor based in the vicinity that I am buying? We have a good friend who can deal with the conveyancing but her office is 400kilometers drive away.
The primary upside of using a local Welling conveyancing firm is that you can visit the firm to execute paperwork, deliver your identification documents and apply pressure on them where appropriate. Having local Welling know how is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and they were impressed that should surpass using an unfamiliar Welling conveyancing lawyer just because they are round the corner.