I can't travel far from Horley. What is the rationale as to why all Horley property lawyers aren't automatically on all bank panels?
Even though it may seem unfair for banks to limit who can represent them, from the public’s or solicitor’s perspective, the the contrary view is that lenders are becoming ever more anxious and regard it necessary to shield themselves against illegal activities. As a result of this concern lenders are limiting their panel of approved conveyancing lawyers to a manageable size.
The vendors of the house we are hoping to buy are using a conveyancing solicitor in Horley who has suggested a preliminary contract with a non-refundable deposit 10k. Are such agreements sensible?
This type of agreement is not the norm in Horley, conveyancers will often try and steer clients away from them as they divert attention from the main conveyancing focus and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. Secondly, there is no guarantee that just because the seller has signed an exclusivity contract they will complete the sale with you. They may breach the contract if they receive a large enough incentive to do so because a wronged buyer with the benefit of a exclusivity agreement will still be obliged establish consequential losses from the breach and this may not equalise the financial upside that your seller may secure by breaking the agreement, no matter how morally shameful that may be.
I purchased a freehold property in Horley yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Horley and has limited impact for conveyancing in Horley 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 date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
If you had a top tip for selecting a conveyancing solicitor in Horley what would it be?
We would encourage you not to base your choice on the lowest Horley conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I am aiming to move property in November. Will my conveyancing solicitor update the removal company on the completion day. Incidentally, can you put forward a removal company in Horley. Conveyancing lawyer was organised before I stumbled across your website.
On the day of completion you can pick up the keys from your selling agent but this can only happen when the sellers conveyancers confirm to the agent that the monies to complete are in and the keys can be released. You should tell the removal company that you are ready to move in. We are not in a position to recommend a specific removal organisation but can help you locate a residential property solicitor in Horley or a solicitor that specialises in conveyancing in Horley.
I have a mortgage with Kent Reliance for my property in Horley. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
Kent Reliance must be informed of your intention in advance of renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel firm.
Have completed on a a terraced house in Horley , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Horley conveyancing solicitor works at snail pace, so I want to check that my name is registered.
There is nothing unique about conveyancing in Horley registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any 3rd parties. At present in the region of three quarters of submission are fully dealt with in less than three weeks but occasionally there can be longer delays. Historically registration is effected after the buyer is living at the premises so 'speed' is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.
Just had an offer accepted on a new build apartment in Horley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Horley
-
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan.