Willappointing a St Mary Cray conveyancing lawyer make the legal transfer of property easier?
Established third party relationships is an important consideration when appointing conveyancing solicitors. St Mary Cray law firms enjoy connections with mortgage brokers and agents, local authorities, surveyors and other law firms meaning the whole process is going to be much more straightforward for you. Hosting a sound intelligence of the local area is an advantage.
Finally the sale completed on my house in St Mary Cray last February but the buyer keeps calling me to moan that her conveyancer is waiting to hear from myconveyancer. What are the post completion sale formalities following completion?
Post completion of your sale your conveyancer is duty bound to deliver the transfer documentation and all of the paperwork to the purchaser's conveyancer. Depending on the transaction, your solicitor must also confirm that the mortgage has been discharged to the buyers solicitors. There is unlikely to be post completion tasks unique to conveyancing in St Mary Cray.
We are selling our house in St Mary Cray. Will the conveyancer need to be on the Santander conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
I have recentlybeen informed that Action Conveyancing have been shut down. They conducted my conveyancing in St Mary Cray for a purchase of a freehold house 12 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The quickest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Mary Cray conveyancing specialists.
I opted to have a survey done on a property in St Mary Cray before instructing lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies will not issue a mortgage on such a house.
It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in St Mary Cray. Conveyancing will be smoother if you use a solicitor in St Mary Cray especially if they are accustomed to such properties in St Mary Cray.
I am the leaseholder of a ground-floor 1950’s flat in St Mary Cray. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?
if there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to determine the price payable.
An example of a Lease Extension decision for a St Mary Cray residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired lease term was 50.57 years.
Are there common defects that you come across in leases for St Mary Cray properties?
There is nothing unique about leasehold conveyancing in St Mary Cray. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain clauses are missing. The following missing provisions could result in a defective lease:
A provision for the recovery of money spent for the benefit of another party. A duty to insure the building
You will encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Coventry Building Society, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the buyer to pull out.