I am about to complete buying a property in Chafford Hundred but as a consequence of wreckage from the recent storms I have was able negotiate reparation from the current proprietors of three thousand pounds taking the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process but Santander are not allowing this. Why were they approached?
The property lawyer that is on a Santander approved list is obliged to advise Santander of any variations to the sale price. If you prohibit your property lawyer to report the price change to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new solicitor for your conveyancing in Chafford Hundred.
My wife and I are selling our house in Chafford Hundred and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers used a nationwide conveyancing practice as opposed to a conveyancing solicitor in Chafford Hundred. Having lived in Chafford Hundred for 4 years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer 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 sickness)
I got the keys to my home on 1 June and the transaction details are still not registered. Any reason for this? My conveyancing solicitor in Chafford Hundred advises it would be registered inside ten days. Are properties in Chafford Hundred particularly slow to register?
As far as conveyancing in Chafford Hundred is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can vary subject to the party submitting the application, whether there are errors and if the Land registry have to notify any 3rd parties. At present approximately 80% of submission are fully dealt with within two weeks but occasionally there can be extensive hold-ups. Registration is effected once the new owner has moved in to the premises therefore 'speed' is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.
I am purchasing a new build house in Chafford Hundred with a loan from The Royal Bank of Scotland. The developers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not inform my lawyer about the side-deal as it could affect my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Do you have any top tips for leasehold conveyancing in Chafford Hundred from the point of view of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Chafford Hundred can be avoided if you get in touch lawyers as soon as your agents start marketing the property and ask them to collate the leasehold documentation which will be required by the purchasers’ solicitors. A minority of Chafford Hundred leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If there is a history of any disputes with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is unsettled. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to present the dispute as over rather than ongoing. The majority of landlords or Management Companies in Chafford Hundred levy fees for supplying management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Chafford Hundred.
I am the proprietor of a basement flat in Chafford Hundred. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
Most definitely. We can put you in touch with a Chafford Hundred conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Chafford Hundred flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired residue of the current lease was 76 years.
A couple of weeks ago I was told by my bank that their approved conveyancers operate no sale no charge basis for conveyancing in Chafford Hundred. Our purchase fell through and now the lawyers want search fees! They say the fees are nothing to do with their fees!
Chafford Hundred conveyancing search charges are disbursements not solicitors costs as these are due to a third party.