My brother-in-law has suggested I instruct a conveyancing solicitor in Coombe. I need to find out whether they are accepted on the National Westminster Bank conveyancing panel. Can you advise?
You should call your solicitor and ask them if they can act for the lender. Alternatively please get in touch with National Westminster Bank who may be able to help.
There are a variety of conveyancing solicitors in Coombe but how do I know who's good?
It would be unwise to be swayed by the cheapest Coombe conveyancing quote. 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.
I just acquired a house at auction in Coombe. Conveyancing is necessary. What happens now?
Given that you are now exchanged you will need to appoint a conveyancing lawyer quickly as you now have a fast approaching a drop dead date to complete the conveyancing. An auction property should have a corresponding legal pack. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You need to pass this on to the solicitor instructed by you at the earliest opportunity. Do make sure that you have funds in order to complete the transaction on the set completion date.
I'm the only beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Coombe. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be treated the same way as though I had purchased the property in December. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How sensible a view banks take of it, depend on the bank as this provision primarily exists to capture the purchase and immediately sell or the wholesaling and assigning of property.
What can a local search inform me regarding the property we're buying in Coombe?
Coombe conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for example Searches UK The local search plays a central part in many a Coombe conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
Should I be suspicious about 3rd parties that I am dealing with are encouraging me to use an online conveyancing firm rather than a High Street Coombe conveyancing firm?
As with lots of professional services, often referrals from connections can be extremely useful or valuable. Nevertheless there are numerous parties with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may suggest conveyancers to choose. On occasion the conveyancers might be known to one of the organisations as being good in their field, but sometimes there exists a financial incentive behind the recommendation. You are free to appoint your own lawyer. You need to be aware that most mortgage providers specify a panel list of solicitors you must use for the lender aspect of your conveyancing.
As co-executor for the estate of my father I am disposing of a property in Cardiff but reside in Coombe. My solicitor (based 260 miles from meneeds me to sign a stat dec before the transaction finalising. Could you suggest a conveyancing lawyer in Coombe to witness this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are located in Coombe
I work for a busy estate agency in Coombe where we have experienced a number of leasehold sales put at risk due to short leases. I have been given conflicting advice from local Coombe conveyancing solicitors. Please can you shed some light as to whether the owner of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner 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 proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible 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 purchaser.
I own a basement flat in Coombe. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
Where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the LVT to arrive at the premium.
An example of a Freehold Enfranchisement decision for a Coombe flat is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case affected 4 flats. The unexpired residue of the current lease was 98 years.