It has come to my attention via my IFA that my Southall the law firm I have appointed is not on the lender Conveyancing panel. What can I do to be certain whether this is indeed the case?
The first thing you need to do is to contact your Southall lawyer directly. You lawyer should inform you of the situation. If they are not on the panel they may be able to suggest a Southall conveyancing practice that is on the conveyancing panel for your lender.
Do I need to attend the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Southall so that I can pop in to their offices if required.
As opposed to 15 years ago, most mortgage companies no longer oblige their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to supply identification documents and there are still manifest benefits to choosing a local ayer, in your case a conveyancing solicitor in Southall.
I completed on my apartment on 6 November and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Southall said it will be concluded inside ten days. Are transfers in Southall uniquely lengthy to register?
As far as conveyancing in Southall is concerned, registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can adjust subject to who lodges the application, whether it is in order and if the Land registry must send notices to any other persons or bodies. Currently approximately 80% of such applications are fully dealt with within 12 days but some can be subject to longer delays. Registration is effected after the new owner is living at the property therefore 'speed' is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your conveyancer should speak with the land registry and explain the circumstances.
Due to the guidance of my in-laws I had a survey completed on a house in Southall before appointing solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some banks will refuse to give a mortgage on a flying freehold premises.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Southall. Conveyancing may be slightly more expensive based on your lender's requirements.
Can you provide any top tips for leasehold conveyancing in Southall from the perspective of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Southall can be reduced if you appoint lawyers as soon as you market your property and request that they start to collate the leasehold documentation needed by the purchasers’ solicitors. A minority of Southall leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly 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 solicitors. If you have had conflict with your landlord or managing agents it is essential that these are resolved before the property is marketed. The buyers and their solicitors will be nervous about purchasing a property where a dispute is ongoing. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic rather than unsettled. You may think that you are aware of the number of years left on your lease but you should double-check via your lawyers. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the lease term is under 75 years. It is therefore important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. The majority of freeholders or Management Companies in Southall levy fees for providing management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Southall.
I am the leaseholder of a ground flat in Southall. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?
You certainly can. We are happy to put you in touch with a Southall conveyancing firm who can help.
An example of a Lease Extension decision for a Southall premises is 33 Barbican Road in January 2013. The Tribunals calculation of the lease extension premium payable was £17,592. This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 55.12 years.
Is there a difference between surveying and conveyancing in Southall?
Conveyancing - in Southall or elsewhere - is the legal term given to transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are intending to buy and will help you discover the condition of the building and, if there are problems, give you a powerful reason for reducing the price down or asking the vendor to fix the defects before you complete your move.