My wife and I have recently appointed a conveyancing solicitor in Grove Park. I I am struggling to find out if they are on the Godiva Mortgages Ltd approved list of lawyers. Could you advise?
The first thing you should do is phone your conveyancer and ask them whether they are on the lender panel. Alternatively you can call Godiva Mortgages Ltd who may be able to help.
Should my lawyer be raising enquiries about flooding during the conveyancing in Grove Park.
Flooding is a growing risk for lawyers dealing with homes in Grove Park. Plenty of people will buy a house in Grove Park, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, however there are a numerous searches that can be initiated by the purchaser or by their solicitors which can give them a better appreciation of the risks in Grove Park. The standard completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to discover if the property has suffered from flooding. If the property has been flooded in past which is not disclosed by the owner, then a buyer could commence a claim for damages stemming from an incorrect reply. A buyer’s solicitors will also conduct an environmental search. This should disclose whether there is a recorded flood risk. If so, further inquiries should be initiated.
I moved into my house on 3 March and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Grove Park advises it will be dealt with in less than a month. Are titles in Grove Park uniquely lengthy to register?
As far as conveyancing in Grove Park is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can differ according to who lodges the application, whether it is in order and if the Land registry must send notices to any 3rd persons or bodies. Currently approximately 80% of such applications are completed in less than three weeks but occasionally there can be extensive delays. Historically registration occurs once the new owner has moved in to the premises thus post completion formalities is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.
How does conveyancing in Grove Park differ for new build properties?
Most buyers of new build residence in Grove Park come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because developers in Grove Park 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 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 Grove Park or who has acted in the same development.
My husband and I are first time buyers - agreed a price, yet the estate agent informed us that the owners will only issue a contract if we appoint the agent's preferred solicitors as they are insisting on an ‘expedited deal’. We would rather use a local conveyancer with experience of conveyancing in Grove Park
We suspect that the seller is unaware of this ultimatum. If they require ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Try to communicate with the owners directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you intend to use your own,trusted Grove Park conveyancing firm - rather thanthose that will provide their estate agent a kickback or achieve conveyancing targets pre-set by head office.
Do you have any advice for leasehold conveyancing in Grove Park from the perspective of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Grove Park can be avoided if you instruct lawyers the minute you market your property and request that they start to put together the leasehold information needed by the purchasers’ solicitors. If there is a history of conflict with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. 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 purchasers, but it is clearly preferable to present the dispute as over as opposed to unsettled. You may think that you are aware of the number of years left on your lease but it would be wise to verify this by asking your solicitors. A buyer’s lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is below 80 years. It is therefore important at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. Many freeholders or managing agents in Grove Park charge for providing management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Grove Park. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Grove Park leases often stipulate that internal structural alterations or installing wooden flooring require a licence from the Landlord consenting to such works. If you dont have the approvals in place you should not communicate with the landlord without checking with your conveyancer in the first instance.
I am the leaseholder of a first flat in Grove Park. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
in cases where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the price payable.
An example of a Lease Extension case for a Grove Park premises is 49 Woodstock Court Burnt Ash Hill in May 2012. the payment of £64,116 by the leaseholder was the premium which the Tribunal found due for the lease extension in this case. This case affected 1 flat. The number of years remaining on the existing lease(s) was 23.26 years.