We are buying our first home. The lawyer has contact usto check if we wish to purchase extra conveyancing searches. We are really unsure what's recommended for conveyancing in Coombe Warren
The range of Coombe Warren conveyancing searches should be dictated entirely on the property, the location, the possibility of any of these risks, your familiarity of the locality and risks, your overall attitude to risk. What matters is that you adequately comprehend what information the searches could give you. Then you can make a decision if you personally think you need that search. If uncertain, ask your lawyer to provide guidance.
I used Arc property Solicitors a few years past for my conveyancing in Coombe Warren. Now, I need the files but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Coombe Warren of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Coombe Warren differ for new build properties?
Most buyers of new build residence in Coombe Warren contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Coombe Warren tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Coombe Warren or who has acted in the same development.
I opted to have a survey completed on a house in Coombe Warren in advance of appointing lawyers. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some banks tend refuse to grant a mortgage on such a house.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you e-mail us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Coombe Warren. Conveyancing may be slightly more expensive based on your lender's requirements.
We're first time buyers - had an offer accepted, but the selling agent advised that the vendor will only proceed if we use their preferred lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street solicitor who is familiar with conveyancing in Coombe Warren
It is unlikely the vendors are driving this. If they want ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Try to communicate with the sellers directly and explain that (a)you are genuine buyers (b)you are ready to progress, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you are going to appoint your preferred Coombe Warren conveyancing lawyers - not the ones that will earn their estate agent a commission or achieve conveyancing figures set by corporate headquarters.
Do you have any top tips for leasehold conveyancing in Coombe Warren with the intention of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Coombe Warren can be reduced where you appoint lawyers the minute your agents start advertising the property and ask them to put together the leasehold documentation which will be required by the purchasers’ conveyancers. Some Coombe Warren leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly 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 service charge figures so that they can pass this information on to the purchasers or their solicitors. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Coombe Warren leases often stipulate that internal structural alterations or installing wooden flooring require a licence issued by the Landlord acquiescing to such alterations. Where you dont have the paperwork in place you should not communicate with the landlord without contacting your solicitor before hand. If you have had any disputes with your landlord or managing agents it is essential that these are settled prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than unsettled. Many landlords or Management Companies in Coombe Warren levy fees for providing management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Coombe Warren.
I am the proprietor of a two-bedroom flat in Coombe Warren. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?
Absolutely. We are happy to put you in touch with a Coombe Warren conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Coombe Warren residence 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 related to 4 flats. The unexpired term as at the valuation date was 98 years.