I am in need of a conveyancer. Do I opt for a nationwide conveyancer rather than a high street Norbiton conveyancing solicitor?
Established third party connections is an important consideration when choosing conveyancing lawyers. Norbiton law firms often have connections with mortgage brokers and agents, local authorities, surveyors and other conveyancing firms meaning you will move in shortest possible time. Hosting vast knowledge of the local area is also a plus .
The deeds to our property can not be found. The solicitors who handled the conveyancing in Norbiton 4 years ago have long since closed. What do I do?
These day there are copies made of almost everything, and your solicitor should be aware exactly where to locate all the appropriate documentation so you can purchase or dispose of your property without a hitch. If copies can’t be located, your lawyer may be able to put in place insurance or indemnities against possible claims on your property.
How does conveyancing in Norbiton differ for newly converted properties?
Most buyers of new build premises in Norbiton come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is finished. This is because new home sellers in Norbiton typically purchase 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 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 Norbiton or who has acted in the same development.
I have been on the look out for a ground for flat up to £195,000 and identified one near me in Norbiton I like with open areas and transport links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Norbiton suitable, so just wondered if I would be making a mistake buying a short lease?
Should you need a mortgage the shortness of the lease will be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
I work for a reputable estate agency in Norbiton where we have experienced a number of flat sales jeopardised as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Norbiton conveyancing solicitors. Please can you clarify whether the seller of a flat can commence the lease extension formalities for the buyer?
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. This means that the buyer can avoid having to wait 2 years for a lease extension. 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 buyer.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Norbiton conveyancing firm to assist?
in cases where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to judgment on the price payable.
An example of a Lease Extension case for a Norbiton property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.
Developers have suggested I use a solicitor and I've sought an estimate from them. They are almost £300 cheaper than my family Norbiton property lawyer. Should I use them?
Developers frequently have panels of conveyancers who are quick and who know the builder's contract and conveyancer. Plenty of developers offer an incentive to choose a preferred lawyer for this reason, any increased charges can be avoided and a builder won't put forward a conveyancing warehouse and run the risk of having the conveyancing delayed when they require an exchange within a tight time frame. A counter-argument for not agreeing to use the recommended lawyer is that they may be unwilling to 'push' your interests for fear of upsetting the developer. If you worry that this may be the case you should stick with your high street Norbiton conveyancer.