My bank has recommended a law firm on their panel based in Cubitt Town but I would rather instruct a conveyancing lawyer in Cubitt Town or nearer to where I live. Are you able to help?
Not all Cubitt Town conveyancing practices are approved and listed on all lender’s conveyancing panel. Please make the most of the above find an approved solicitor tool to identify a Cubitt Town conveyancing firm on the on the mortgage company panel.
How can we tell if a Cubitt Town conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Cubitt Town getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your transaction.
The formalities of my purchase has taken place for my property in Cubitt Town. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
After shopping around on the internet I have found a Cubitt Town conveyancer having checked that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cubitt Town postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Cubitt Town.
How does conveyancing in Cubitt Town differ for newly converted properties?
Most buyers of new build or newly converted property in Cubitt Town approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Cubitt Town tend to purchase the real estate, 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 conveyancers 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 Cubitt Town or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £245,000 and identified one close by in Cubitt Town I like with a park and railway links in the vicinity, however it's only got 49 years on the lease. There is not much else in Cubitt Town in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a home loan the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
I am employed by a long established estate agent office in Cubitt Town where we have witnessed a number of leasehold sales put at risk due to leases having less than 80 years remaining. I have received conflicting advice from local Cubitt Town conveyancing solicitors. Could you confirm whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to 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 needs to be completed before, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder 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 have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Cubitt Town conveyancing firm to help?
You certainly can. We are happy to put you in touch with a Cubitt Town conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Cubitt Town residence is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case was in relation to 3 flats. The number of years remaining on the existing lease(s) was 101.61 years.
For various reasons I cannot get to my Cubitt Town conveyancing practitioners office to execute documents for conveyancing in Cubitt Town – is this a problem?
No. Cubitt Town conveyancing lawyers can deal with conveyancing transactions for clients across the country. It is not necessary for you to be able to visit a Cubitt Town conveyancers office. Almost all solicitor can deal with everything remotely from their Cubitt Town premises.