I am purchasing a ground floor flat in Chesham. My property lawyer is not listed on the bank solicitor panel. Am I still permitted to appoint my Chesham conveyancing solicitor notwithstanding that they are not on the mortgage company panel of approved conveyancing solicitors?
You have numerous choices available to you here
- Carry on with your preferred Chesham conveyancing practitioner but your bank will no doubt instruct a property lawyer on their approved list. This will result in additional cost together with probable interruption.
- Get a new conveyancing practitioner to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
- Convince your conveyancer to pull out all the stops to get listed on the bank’s conveyancing panel
Is there a reason why leasehold purchase conveyancing in Chesham costs more?
Chesham leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Chesham. Do I receive the keys to the premises on the completion date from my lawyer? If so, I will find a local conveyancing solicitor in Chesham?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you should be able to collect the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
My partner and I have organised the release of further monies on our home loan from Kent Reliance as we intend to carry out renovations to our house in Chesham. Are we obliged to select a bricks and mortar Chesham solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?
Kent Reliance would not normally require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.
I have paid off my mortgage with Aldermore. I assume I don't need a Chesham property lawyer on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
About to purchase a new build apartment in Chesham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Chesham
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Chesham is the location of the property. What do you suggest?
Flying freeholds in Chesham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Chesham you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chesham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am looking for a conveyancing practitioner in Chesham for my home move. Can I review a firm’s complaints history with the legal regulator?
Anyone may see published Solicitor Regulator Association (SRA) decisions resulting from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.