How do I search for the right lawyer who can provide a high level service for our conveyancing in Royston?
Option 1 is to ask connections who they would recommend.
Second, search the internet for conveyancing in Royston. Ring two or three from the list and ask them to send you their conveyancing fees and have a conversation with the lawyer who will oversee the legal process beforecommitting.
Third is to use this site to help you find the right solicitors taking into account your individual expectations including area of the property,timings, complexity and who the proposed lender is. Do not be fooled by £99 conveyancing in Royston
My husband and I swapping mortgage lender for our flat in Royston with Clydesdale. We have a son 19 who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of questions (1) Is this document specific to the Clydesdale conveyancing panel as he never had to sign this form when we bought 5 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your Clydesdale conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Clydesdale. This is solely used to protect Clydesdale if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Clydesdale had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
My wife and I are planning on selling our house in Royston and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the buyers used a national conveyancing outfit rather than a conveyancing solicitor in Royston. Having lived in Royston for 5 years we know of no issue. Is it a good idea to contact our local Authority to seek clarification need.
It would appear that you have a conveyancing lawyer already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
The estate agent has sent us the confirmation of our purchase of a new build apartment in Royston. Conveyancing is daunting 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 legal work.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Royston
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. 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.
My husband and I are FTB’s - agreed a price, but the agent told us that the vendor will only proceed if we instruct the agent's chosen solicitors as they are insisting on a ‘quick sale’. We would rather use a high street solicitor accustomed to conveyancing in Royston
We suspect that the owner is unaware of this ultimatum. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make the point that (a)you are serious purchasers (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you intend to appoint your own,trusted Royston conveyancing firm - as opposed tothe ones that will earn their negotiator at the agency a kickback or meet his conveyancing figures pre-set by senior management.
I work for a long established estate agent office in Royston where we have experienced a number of leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Royston conveyancing solicitors. Can you clarify whether the owner of a flat can initiate 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 kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
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.
Royston Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying
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How many of the leaseholders are in arrears for their maintenance charge payments? Is anyone aware of any major works in the near future that could increase the service charges? It would be prudent to find out as much as you can regarding the company managing the block as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to practical issues like the tidiness of the communal areas. Ask other people if they are happy with them. On a final note, investigate as to the dates that the service fees are due to the managing agents and specifically what you get for your money.