I am buying a ground floor flat in Cockfosters. My lawyer has never been on on the mortgage company approved panel. Is it possible for me to appoint my Cockfosters conveyancing solicitor notwithstanding that they are not on the lender list of approved lawyers?
You have a number of choices available to you here
- Complete the purchase with your existing Cockfosters solicitor but your mortgage company will need to instruct a conveyancer from their conveyancing panel. This will result in additional cost and potential interruption.
- Appoint a new solicitor to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
- Convince your property lawyer to pull out all the stops to get accepted on the mortgage company conveyancing panel
What is your number one tip for choosing a conveyancing solicitor in Cockfosters
Do not opt for the lowest Cockfosters conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
After shopping around on the internet I have found a Cockfosters solicitor having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 solicitor 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 Cockfosters postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Cockfosters.
HSBC have agreed my mortgage in principle, my offer on a apartment in Cockfosters has been accepted, what are the next steps?
The property agent will want to be advised as to your lawyer's details (ensure that the conveyancers are on the bank’s approved list). Call up HSBC or the broker and finalise any relevant paperwork. HSBC will sellect a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes about ten days to receive the mortgage offer. HSBC will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Cockfosters.
Do commercial conveyancing searches disclose proposed roadworks that may affect a commercial premises in Cockfosters?
Its becoming the norm that commercial conveyancing solicitors in Cockfosters will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Cockfosters. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cockfosters.
For every commercial conveyancing transaction in Cockfosters it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Cockfosters commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Cockfosters.
How does conveyancing in Cockfosters differ for new build properties?
Most buyers of new build residence in Cockfosters come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Cockfosters tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Cockfosters or who has acted in the same development.
What is different about your site and other web based conveyancing brokers for conveyancing in Cockfosters?
At this site secure a conveyancing quote from a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Cockfosters. Unlike many estate agents and many comparison sites we do not have kick-back arrangements with solicitors. A large number of agents and online brokers 'recommend' solicitors who pay the highest commission, not the best value conveyancing in Cockfosters
I today plan to offer on a house that appears to be perfect, at a great figure which is making it more attractive. I have since been informed that the title is leasehold as opposed to freehold. I am assuming that there are issues buying a house with a leasehold title in Cockfosters. Conveyancing advisers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Cockfosters ?
Most houses in Cockfosters are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Cockfosters so you should seriously consider shopping around for a Cockfosters conveyancing solicitor and check that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’spermission to carry out changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the property is located on an estate. Your conveyancer will report to you on the legal implications.
I have had difficulty in trying to purchase the freehold in Cockfosters. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the price payable.
An example of a Freehold Enfranchisement case for a Cockfosters flat is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case affected 2 flats. The unexpired term was 70.31 years.