Souldretaining a Taplow conveyancing lawyer make the legal process smoother?
Established third party connections are another important factor to consider when appointing conveyancing solicitors. Taplow conveyancers benefit from connections with lenders and agents, local authorities, valuers and other conveyancing firms meaning you will move in shortest possible time. Possessing a well rounded knowledge of the local area is an advantage.
We were just about to sign contracts for a garden flat in Taplow. We encountered a problem. Our mortgage offer with Yorkshire Building Society runs out on 26/1/2026 but the owners are putting forward a completion date of 28/1/2026. Can one prolong the mortgage offer?
The best person to deal with your question is your conveyancer who is in a position to determine if they should be discussing with the lender, vendor’s representatives, estate agents or possibly all three given the circumstances your house move as of today.
This question may be naive but I am wet behind the ears as FTB of a garden flat in Taplow. Do I receive the keys to the premises on completion from my lawyer? If this is the case, I will find a local conveyancing solicitor in Taplow?
On the day of completion you do not need to attend the conveyancers office in Taplow. Conveyancing lawyers for you will transfer the completion advance to the vendor’s lawyers, and once they have received this, you should be called to pick up the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I have paid off my mortgage with Nationwide. I assume I don't need a Taplow conveyancer on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I was told three weeks ago that my mortgage has been agreed to by Principality. Is it usual for Principality to only issue the offer once my solicitor in Taplow is approved on their conveyancing panel? Principality have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
It has been 4 months since my purchase conveyancing in Taplow took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I opted to have a survey done on a house in Taplow before appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies tend refuse to grant a mortgage on such a premises.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Taplow. Conveyancing may be slightly more expensive based on your lender's requirements.
I am looking at a two apartments in Taplow both have in the region of forty five years unexpired on the leases. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold apartment in Taplow is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it adversely affects the marketability of the premises. The majority of buyers and lenders, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Taplow conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I bought a basement flat in Taplow, conveyancing was carried out March 1996. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Taplow with over 90 years remaining are worth £165,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2102
With only 77 years left to run the likely cost is going to span between £7,600 and £8,800 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.