I do hope you can assist me. My Benson solicitor is advising me that he has toconduct Benson conveyancing searches asthe firm are on the Nat Westapproved lawyer panel. Do I not have any say here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Benson conveyancing searches.
Finally the sale completed on my house in Benson last January yet the purchaser is calling me to moan that their conveyancer needs to hear from mine. What are the post completion sale legalities now that I have sold?
Following your disposal your solicitor should send the transfer documentation and all of the paperwork to the buyer’s solicitors. Depending on the transaction, your solicitor should also send confirmation that the home loan has been repaid to the buyers conveyancers. There is unlikely to be post completion formalities just for conveyancing in Benson.
We are selling our house in Benson and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Benson lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Benson. We have lived in Benson for 4 years we know of no issue. Should we contact our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing solicitor already. What do they say? You should check with 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 health insurance to cover that same illness)
I moved into my apartment on 14 August and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Benson said it would be registered inside ten days. Are titles in Benson uniquely lengthy to register?
As far as conveyancing in Benson registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can vary subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. At present in the region of 80% of such applications are fully dealt with within 12 days but occasionally there can be protracted hold-ups. Historically registration occurs once the new owner is living at the premises therefore an expedited registration is not always top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.
We're FTB’s - had an offer accepted, but the property agent informed us that the seller will only proceed if we appoint the agent's recommended conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a local conveyancer used to conveyancing in Benson
We suspect that the owner is unaware of this ultimatum. If they want ‘a quick sale', turning down a serious buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Benson conveyancing firm - not the ones that will give their estate agent a kickback or achieve conveyancing targets demanded by head office.
I today plan to offer on a house that appears to tick a lot of boxes, at a great figure which is making it more attractive. I have since found out that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Benson. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Benson ?
The majority of houses in Benson are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Benson so you should seriously consider looking for a Benson conveyancing solicitor and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the landlord’sconsent to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your lawyer will report to you on the legal implications.
Benson Conveyancing for Leasehold Flats - A selection of Queries before buying
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Is there a share of the freehold? Are any of leasehold owners in dispute over their service charge payments? Where a Benson lease has less than 80 years it will affect the value of the apartment. Check with your lender that they are content with the length of the lease. Leases with less than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and it is worth finding out how much this would cost. Remember, in most cases you will be required to have been the owner of the premises for two years before you are eligible to extend the lease.