I am purchasing a newly built apartment in Woodborough and my lawyer is telling me that she has to the bank to reveal incentives from the seller. I am on a tight deadline to exchange contracts and my preference is not to delay the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My wife and I are purchasing a property in Woodborough. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to put funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Can you point me to a directory of Co-operative panel solicitors in Woodborough on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of lenders make their panel listings open the public on the web. Where you are in need of a Woodborough conveyancing practitioner on the Co-operative please make the most of our facility.
TSB have agreed my home loan in principle, my bid on a apartment in Woodborough has been accepted, what happens next?
Your property agent will wish to be advised as to your solicitor's details (be sure the lawyers are on the bank’s approved list). Contact TSB or your financial adviser and finish off any appropriate documentation. TSB will appoint a valuer who will get in contact with the estate agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes on average ten days to get a mortgage offer. TSB will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Woodborough.
My wife and I are close to exchanging contracts on the sale of our property in Woodborough and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Woodborough conveyancer would know this is not the case. It does beg the question why the purchasers used a nationwide conveyancing firm as opposed to a conveyancing solicitor in Woodborough. We have lived in Woodborough for many years we know of no issue. Should we get in touch with our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing lawyer already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
My business partner and I are looking to take an assignment of a lease of a shop on the high street. Can you recommend conveyancers offering no-move-no fees for commercial conveyancing in Woodborough for under 1500k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Woodborough, including the sale and acquisition of businesses as well as simply property. Whether you are intending to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right firm. Regarding the fees this will depend on the structure and terms of the proposed transaction. Please provide us with your details or telephone so as to enable us to supply you with comprehensive commercial conveyancing quote.
I am employed by a busy estate agency in Woodborough where we have witnessed a number of leasehold sales put at risk as a result of short leases. I have been given inconsistent advice from local Woodborough conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can commence the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord 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 purchaser.
Woodborough Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
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Who are the managing agents? Its a good idea to discover as much as you can regarding the company managing the block as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to practical issues such as the upkeep of the common parts. Don't be afraid to ask other tenants if they are happy with their management. On a final note, investigate as to the dates that you are obliged pay the maintenance charge to the managing agents and specifically how they are spending that money. Is there a share of the freehold?
What is the average legal costs for conveyancing in Woodborough?
The average cost last year for conveyancing in Woodborough was £1,395 excluding SDLT and HM Land Registry charges.