I am getting a mortgage with Santander. I intend to retain the legal services of a Licensed Conveyancer in Waltham Abbey. Does the Santander Solicitor panel allow for Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
My wife and I are planning on selling our property in Waltham Abbey and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the buyers are using a factory type conveyancing firm as opposed to a conveyancing solicitor in Waltham Abbey. Having lived in Waltham Abbey for many years we know that this is a non issue. Do we get in touch with our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Me and my brother purchased a renovated Victorian property in Waltham Abbey. Conveyancing lawyer represented me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the exact same property. Is it worth asking Norwich and Peterborough Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Waltham Abbey and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing solicitor who conducted the work.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one round the corner in Waltham Abbey I like with amenity areas and transport links in the vicinity, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Waltham Abbey in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the remaining unexpired lease term will be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
I am using a search engine for the term on line conveyancing in Waltham Abbey it brings up numerous conveyancersin the vicinity. How do I determine which is the right solicitor for me?
The preferential method of finding a suitable conveyancer is through a trusted referral, so seek the guidance of colleagues and relatives who have bought a property in Waltham Abbey or the reputable estate agent or mortgage broker. Costs for conveyancing in Waltham Abbey vary, so it's sensible to request at least four estimates from varying types of companies. Be sure to obtain confirmation that the fees are fixed.
Due to sign contracts shortly on a basement flat in Waltham Abbey. Conveyancing lawyers inform me that they are sending me a report next week. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Waltham Abbey should include some of the following:
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The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Responsibility to repair and maintain the main walls and foundations. It is important that you know who is duty bound to repair and maintenance of every part of the building specifics of the parties to the lease, e.g. these could be the leaseholder, head lessor, landlord Are pets allowed in the flat? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Waltham Abbey conveyancing firm to help?
Most certainly. We are happy to put you in touch with a Waltham Abbey conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Waltham Abbey residence is 201 & 201a St. Barnabas Road in October 2013. The Tribunal decided that the price to be paid by the Applicants for the freehold interest is £20,071. This case was in relation to 2 flats. The unexpired lease term was 69.26 years.