My partner and I are intent on acquiring a maisonette in Selhurst. My Solicitor is not listed on the bank conveyancing list. Is it possible for me to retain my Selhurst conveyancing solicitor even though they are not on the lender panel of approved conveyancing solicitors?
You will need to appoint a solicitor to complete the legal work required when you require a loan to buy your property. They will conduct all the appropriate investigations on the property, make sure that you’re registered as proprietor and ensure that all the required mortgage documentation is dealt with. One may appoint a Selhurst conveyancer of your choice. Nevertheless, where the conveyancer selected is not on the lender conveyancing panel further costs will be levied as separate legal representation will be need by the bank. Lender panel applications may be submitted, so provided your lawyer has not in the past sought membership they should take the opportunity to apply.
Would the conveyancing solicitors that you recommend conduct right to buy conveyancing in Selhurst?
We do have numerous conveyancing firms who can handle right to buy conveyancing matters You should get in touch with the lawyers listed in order to secure a costs illustration.
I am aiming to move home in January. Will my conveyancing solicitor update the removal company on the day of completion. As an aside, can you suggest a removal company in Selhurst. Conveyancing firm was organised prior to coming across this site.
On the day of completion you will need to pick up the house keys from your estate agent but this should only happen after the sellers lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you should advise the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can help you locate a conveyancing in Selhurst or a firm that specialises in conveyancing in Selhurst.
I am selling my apartment. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being difficult. The Selhurst solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
HSBC have agreed my mortgage in principle, my bid on a flat in Selhurst has been accepted, what happens next?
The estate agent will wish to be advised as to your solicitor's details (ensure that the lawyers are on the lender’s panel). Call up HSBC or the financial adviser and finalise any appropriate documentation. HSBC will instruct a valuer who will get in contact with the selling agent or seller to book an appointment. Once carried out (assuming no problems) it takes about ten days to receive the mortgage offer. HSBC will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Selhurst.
About to purchase a new build flat in Selhurst. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Selhurst
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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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan.
Can you provide any advice for leasehold conveyancing in Selhurst from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Selhurst can be avoided where you instruct lawyers the minute you market your property and request that they start to put together the leasehold information which will be required by the purchasers’ conveyancers. A minority of Selhurst leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. If there is a history of conflict with your landlord or managing agents it is essential that these are settled before the property is marketed. The buyers and their solicitors will be warry about purchasing a property where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to present the dispute as historic as opposed to unresolved. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share certificate. Arranging a new share certificate is often a lengthy process and frustrates many a Selhurst conveyancing deal. Where a reissued share is needed, you should approach the company officers or managing agents (if relevant) for this at the earliest opportunity. Many freeholders or Management Companies in Selhurst levy fees for supplying management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Selhurst.
Having spent months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Selhurst. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We are happy to put you in touch with a Selhurst conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Selhurst flat 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 affected 1 flat. The unexpired lease term was 26.38 years.
Is there a reason that Selhurst conveyancing costs differ for leasehold and freehold properties?
If purchasing a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control