My friend's step-father is a conveyancing practitioner. I suspect that I will receive friends and family fee for conveyancing, but if not, what level of costs should I be paying for conveyancing in Grange Park?
You should contrast pricing. Make use of our search tool on this site. You will notice that quotes may be different but the service one can expect are distinct between property lawyers as is the case with the vast majority of professional services.
My partner and I are purchasing a brand new apartment in Grange Park and my conveyancer is telling me that she has to the bank to reveal incentives from the developer. I am on a tight deadline to exchange and my preference is not to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I am helping my step-mother sell her property in Grange Park. Will the conveyancing solicitor commission an energy assessment or it is for the owner to coordinate?
After the abolition of Home Packs, energy assessments remained a mandatory part of selling a house. An EPC should be to hand prior to the property being advertised. This is not a task that law firms normally organise. Where you are instructing a Grange Park conveyancing solicitor they may help arrange EPC’s due to their contacts with long established Grange Park energy assessors
My bid for a property was accepted at auction in Grange Park. Conveyancing is required. What happens now?
Now that you have exchanged you now have to find a conveyancing lawyer quickly as you now have a tight a drop dead date to complete the transaction. Every auction property should have a corresponding auction set of papers. This will include evidence of title and search results. Where you are dealing with leasehold premises the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to hand this to the solicitor instructed by you ASAP. Do make sure that your finances are organised to complete the transaction on the set completion date.
I have instructed a Grange Park conveyancing practitioner having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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. You may wish to consider appointing your own Grange Park surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have justdiscovered that Arc property Solicitors have been shut down. They carried out my conveyancing in Grange Park for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The quickest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Grange Park conveyancing specialists.
How does conveyancing in Grange Park differ for newly converted properties?
Most buyers of new build property in Grange Park come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is built. This is because house builders in Grange Park usually buy the land, 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 Grange Park or who has acted in the same development.
I work for a busy estate agency in Grange Park where we see a few flat sales put at risk due to short leases. I have received conflicting advice from local Grange Park conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is 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 buyer.
Following years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Grange Park. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We can put you in touch with a Grange Park conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Grange Park premises is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case related to 1 flat. The unexpired residue of the current lease was 81.79 years.