It has come to my attention via my broker that my Goddington solicitor is not on the lender Conveyancing panel. How can I be sure that this is correct?
Your first step should be to call your Goddington conveyancer. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they may be able to suggest a Goddington conveyancing firm that is on the conveyancing panel for your lender.
I am the registered owner of a freehold house in Goddington but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Goddington and has limited impact for conveyancing in Goddington but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
is it true that all Goddington conveyancing solicitors on the Nationwide conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nationwide approved list of solicitors they would need to be overseen by the SRA. The majority of lenders do permit licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.
How can we tell if a Goddington conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Goddington getting recommendations is a good 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 advise that you speak with the solicitor conducting your conveyancing.
My husband and I are at the point of viewing apartments in Goddington and I am now considering a potential offer. Is it wise to have my conveyancer on ‘stand by’? I intend to finance via a mortgage with Kent Reliance.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are obtaining a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.
I completed on my apartment on 14 June and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Goddington expressed confidence that it will be dealt with in less than a month. Are properties in Goddington uniquely lengthy to register?
As far as conveyancing in Goddington registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary subject to the party submitting the application, whether it is in order and whether the Land registry need to notify any other persons or bodies. Currently in the region of three quarters of submission are fully dealt with within 12 days but some can be subject to longer delays. Historically registration occurs after the new owner is living at the premises thus an expedited registration is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Goddington differ for new build properties?
Most buyers of new build property in Goddington approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is completed. This is because developers in Goddington tend to buy 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 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 used to new build conveyancing in Goddington or who has acted in the same development.
What advice can you give us when it comes to appointing a Goddington conveyancing practice to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Goddington conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Goddington conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
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If they are not ALEP accredited then what is the reason? How familiar is the firm with lease extension legislation?
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Goddington conveyancing firm to help?
Most definitely. We can put you in touch with a Goddington conveyancing firm who can help.
An example of a Lease Extension case for a Goddington flat is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The unexpired residue of the current lease was 50.57 years.