Do the Building Society Association intend to launch a searchable register to list practices on the Coventry BS conveyancing panel for instance in Burnt Oak?
We are not aware of any plans on the part of the BSA to promote such a search facility.
We are due to move property in December. Does my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in Burnt Oak. Conveyancing solicitor was organised before I stumbled across your site.
On the afternoon of completion you can pick up the house keys from your selling agent but this should only take place when the vendors lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you should advise the removal company that you are ready to move in. We are not in a position to recommend a particular removal company but can assist you in finding a residential property solicitor in Burnt Oak or a lawyer with expertise in conveyancing in Burnt Oak.
Please help - my lawyer says that flying freehold insurance is needed on my purchase. What is the level of cover for Burnt Oak conveyancing?
The right level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
I happen to be the single beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Burnt Oak. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the house in October. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Some lenders would take a practical view as this requirement primarily exists to capture subsales or the wholesaling and assigning of property.
Due to the guidance of my in-laws I had a survey completed on a property in Burnt Oak prior to appointing conveyancers. I have been informed that there is a flying freehold element to the house. My surveyor has said that some lenders may not grant a loan on this type of home.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Burnt Oak. Conveyancing will be smoother if you use a solicitor in Burnt Oak especially if they are familiar with such properties in Burnt Oak.
Given that I will soon part with 450k on a property in Burnt Oak I would like to have a conversation with the conveyancer regarding thetransaction in advance of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer due to be doing your property ownership legalities in Burnt Oak.There is no ‘factory style conveyancing’ - every client is an important person, not a case number. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Burnt Oak should be the amount on the final invoice that you end up paying.
I work for a busy estate agency in Burnt Oak where we have witnessed a number of leasehold sales derailed due to short leases. I have received conflicting advice from local Burnt Oak conveyancing firms. Can you confirm whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
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 buyer.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Burnt Oak conveyancing firm to represent me?
Most certainly. We can put you in touch with a Burnt Oak conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Burnt Oak premises is 20 Orchard Court Stonegrove in June 2009. The tribunal decided that a premium of £11,040 should be payable for the new lease This case related to 1 flat. The unexpired term as at the valuation date was 71.55 years.
Am in the process of purchasing my first home in Burnt Oak. Conveyancing lawyer already instructed. The mortgage adviser pointed out that a survey is not needed as the property was only constructed in 2001.
At the very least you should have a Home Buyer's Report. Given the residence is over ten years old the property will be without a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report may suffice. The report should highlight any obvious issues and suggest further investigation where appropriate. If there are any indications of material issues seek a full structural survey.