Can the conveyancing solicitors identified through your search tool handle auction conveyancing in Moorends?
There are a number of niche practitioners we can connect you with those conducting auction conveyancing. Moorends is one of our locations in which our lawyers cover.
We are buying a house in Moorends. I might seem paranoid but how we can trust a conveyancer? At some point we have to deposit funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My wife and I have arranged a further advance on our mortgage from Barclays as we want to conduct renovations to our home in Moorends. Do we need to choose a nearby Moorends solicitor on the Barclays conveyancing panel to handle the legals?
Barclays do not ordinarily appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays conveyancing panel.
The formalities of my remortgage has taken place for my property in Moorends. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I require expedited conveyancing in Moorends as I am under a deadline to sign on the dotted line in less than one month. Luckily I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you have the choice not to have searches carried out although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Moorends the following are instances of what can appear and adversely affect future mortgageability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...
Due to the advice of my in-laws I had a survey completed on a property in Moorends prior to retaining conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor has said that some lenders tend refuse to grant a loan on a flying freehold premises.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Moorends. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Moorends to see if the conveyancing costs will increase in light of this.
I am employed by a reputable estate agent office in Moorends where we have witnessed a few flat sales jeopardised as a result of short leases. I have been given conflicting advice from local Moorends conveyancing firms. Can you shed some light as to whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease 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 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 before, or simultaneously with 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.
Moorends Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing
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Best to be warned if fixing the lift or some other major work is anticipated to be shared between the tenants and may well dramatically increase the the maintenance charges or require a specific payment. You should be aware that where the lease has fewer than eighty years it will have adverse implications on the salability of the property. It is worth checking with your lender that they are happy with the length of the lease. A short lease means that you will probably need a lease extension sooner rather than later and it is worth finding out how much this will be. Remember, in most cases you would be be obliged to have owned the premises for two years before you are eligible to exercise a lease extension. Is anyone aware of any major works in the near future that will likely increase the maintenance charges?
I happen to be an executor of my recently deceased mother’s Will, with a house in Moorends which is to be marketed. The bungalow is unregistered at HMLR and I'm told that many purchasers will insist that it is completed before they will proceed. What's the procedure for this?
In the situation that you have set out it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.