At what point will exchange of contracts happen for sale conveyancing in Selhurst and am I required to attend the solicitors branch?
Where you are local to our conveyancing solicitors in Selhurst you are invited in to sign documents. That being said, the law practices we recommend supply a countrywide conveyancing service and provide just as detailed and professional a job for you when dealing with you digitally. The executing of the contract is not the important part. Signing on the dotted line is necessary for the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Selhurst)to be in the office at the appropriate time.
My bid for a property was accepted at auction in Selhurst. Conveyancing is necessary. What is next?
Having legally committed yourself to purchase you will need to find a conveyancing practitioner as a matter of priority as you will have a pending a drop dead date to complete the conveyancing. An auction property should have a bespoke auction set of papers. This should include most,if not all of the paperwork that your lawyer will need. In the case of leasehold premises the legal papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You must hand this to the solicitor working for you as soon as possible. Do make sure that you have funds in order to complete on the date specified in the contract.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Selhurst conveyancing practitioner on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Leeds Building Society have agreed my home loan in principle, my offer on a house in Selhurst has been agreed to, what are the next steps?
The property agent will want to be advised as to your property lawyer's details (be sure the conveyancers are on the lender’s approved list). Call up Leeds Building Society or your financial adviser and finalise any appropriate documentation. Leeds Building Society will instruct a valuer who will get in touch with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes on average a fortnight to get a mortgage offer. Leeds Building Society will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Selhurst.
Should my lawyer be making enquiries regarding flooding as part of the conveyancing in Selhurst.
The risk of flooding is if increasing concern for lawyers dealing with homes in Selhurst. Plenty of people will acquire a house in Selhurst, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, however there are a numerous searches that may be carried out by the purchaser or by their conveyancers which will figure out the risks in Selhurst. The conventional set of completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to discover if the premises has suffered from flooding. If the residence has been flooded in past which is not revealed by the vendor, then a buyer may commence a claim for damages as a result of such an inaccurate answer. A buyer’s conveyancers may also order an environmental search. This will higlight whether there is a recorded flood risk. If so, additional investigations should be initiated.
My wife and I purchased a semi-detached Victorian property in Selhurst. Conveyancing lawyer acted for me and Clydesdale. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Selhurst and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing solicitor who completed the work.
I have been on the look out for a flat up to £245,000 and found one round the corner in Selhurst I like with amenity areas and railway links nearby, however it's only got 52 years unexpired on the lease. There is not much else in Selhurst for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage that many years may be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
There are only 62 years unexpired on my lease in Selhurst. I now wish to extend my lease but my landlord is absent. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have made all reasonable attempts to find the freeholder. In some cases a specialist should be useful to carry out a search and prepare an expert document to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on investigating the landlord’s absence and the application to the County Court overseeing Selhurst.
I own a two-bedroom flat in Selhurst. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
if there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to determine the sum to be paid.
An example of a Lease Extension decision for a Selhurst property is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case was in relation to 1 flat. The remaining number of years on the lease was 26.38 years.