I have given 2 months notice to my current landlord and must vacate my rented property in Stanwell by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in six weeks as I wish to avoid having to find temporary accommodation?
The normal practice is not to give notice on a rental until your lawyer suggests that you should. If you have not previously done so, contact to your lawyer and request that they chase the owners lawyers, try to get a realistic time scale from them that everyone will work towards
Despite weeks of looking the Title Certificate and documents to our property can not be found. The lawyers who handled the conveyancing in Stanwell 10 years ago no longer exist. Will I be able to sell the house?
As long as you have a registered title the details of your proprietorship will be retained by the Land Registry under a Title Number. It is possible to execute a search at the Land Registry, find your property and secure current copies of the property title for a small fee. If the property is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
How does conveyancing in Stanwell differ for newly converted properties?
Most buyers of new build premises in Stanwell contact us having been asked by the developer to sign contracts and commit to the purchase even before the premises is built. This is because developers in Stanwell typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Stanwell or who has acted in the same development.
Is it possible to swap conveyancer as I need to find a firm on the Santander conveyancing panel. I was using a local conveyancing solicitor in Stanwell round the corner but she is not approved by Santander
We will our best to assist in finding you a conveyancing solicitor in Stanwell on the Santander panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Stanwell. In making use of the find a conveyancing solicitor tool on this website, you can contrast charges for conveyancing solicitors in Stanwell and beyond.
Can you provide any advice for leasehold conveyancing in Stanwell with the purpose of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Stanwell can be avoided if you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold information which will be required by the buyers’ solicitors. You may think that you are aware of the number of years left on your lease but it would be advisable verify this by asking your solicitors. A buyer’s lawyer will not be happy to advise their client to where the lease term is less than 80 years. In the circumstances it is essential at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you have had conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be warry about purchasing a flat where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to reveal 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 have the original share certificate. Organising a re-issued share certificate can be a time consuming formality and slows down many a Stanwell home move. Where a new share is necessary, do contact the company officers or managing agents (if relevant) for this as soon as possible.
Having spent years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Stanwell. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee landlord or if there is disagreement 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 assess the amount due.
An example of a Lease Extension decision for a Stanwell property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The unexpired term was 82.93 years.
Should one remove a departed person's name from the title deeds for a property in Stanwell?
Where a Stanwell property is co-owned and one of the proprietors dies, the name will not automatically be removed from the title deeds. You are not required to remove their name as in the event of a disposal your lawyer would simply need to supply proof why the other proprietor is not included in the contract, ordinarily this is in the form of the probate documents.
With a view to making things more straight forward for the sale of the property you can arrange to have the deceased person erased from the title by applying to HMLR with evidence of the death. There is no land registry fee payable.