Can you clarify what the consequences are if my lawyer’s firm is removed from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Waltham Cross?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I have recentlybeen informed that Stirling Law have been shut down. They conducted my conveyancing in Waltham Cross for a purchase of a leasehold flat 10 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The quickest method to see if the property is in your name, you can carry out 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 Waltham Cross conveyancing specialists.
I decided to have a survey completed on a property in Waltham Cross in advance of appointing solicitors. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some lenders tend not give a loan on such a property.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Waltham Cross. Conveyancing may be slightly more expensive based on your lender's requirements.
As co-executor for the will of my grandfather I am selling a property in Newport but reside in Waltham Cross. My conveyancer (based 260 kilometers awayneeds me to execute a stat dec before the transaction finalising. Could you suggest a conveyancing practitioner in Waltham Cross who can witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are based in Waltham Cross
I only have Sixty One years unexpired on my lease in Waltham Cross. I now want to extend my lease but my landlord is missing. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to track down the landlord. In some cases an enquiry agent may be useful to conduct investigations and to produce an expert document which can be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s disappearance and the application to the County Court covering Waltham Cross.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Waltham Cross conveyancing firm to assist?
if there is a missing freeholder or if there is dispute about what the lease extension should cost, 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 sum to be paid.
An example of a Vesting Order and Purchase of freehold matter before the tribunal for a Waltham Cross property is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case related to 2 flats. The unexpired lease term was 80.01 years.
Should I be concerned if there is a problem with the searches carried out as part of our conveyancing in Waltham Cross?
On the whole, most issues that arise in Waltham Cross conveyancing search responses can be addressed prior to completion or title insurance can be obtained. It is crucial to remember that even though you may be purchasing the property and may be content to live with the search results, your mortgage lender may not, and ultimately they have the word say.