There are numerous conveyancing solicitors in Wandsworth but how do I know who I should use?
It would be unwise to be tempted by the cheapest Wandsworth conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
My aunt pointed out to me me that in buying a property in Wandsworth there may be various restrictions prohibiting external changes to the property. Is this right?
We are aware of anumerous of properties in Wandsworth which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Wandsworth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Please help - my lawyer says that missing deeds insurance is required on my purchase. What is the level of cover for Wandsworth conveyancing?
The right level of missing deeds indemnity insurance depends on your lender. It would differ for example between Santander and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
The estate agent has sent us the confirmation of our purchase of a new build flat in Wandsworth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Wandsworth
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I am looking for a leasehold apartment up to £245,000 and found one round the corner in Wandsworth I like with open areas and station nearby, however it only has 51 years on the lease. I can't really find anything else in Wandsworth in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
Am I right to be concerned about third parties that I am dealing with are suggesting an online conveyancing firm as opposed to a High Street Wandsworth conveyancing company?
As is the case with many professional services, often suggestions from relatives can be worth their weight in gold. But there are lots of people with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may suggest lawyers to appoint. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but sometimes there might be a commercial relationship behind the recommendation. You have the discretion to choose your own lawyer. Don't forget that most banks specify a panel list of lawyers you must use for the mortgage aspect of your conveyancing.
My partner has suggested that I instruct his conveyancing solicitors in Wandsworth. Should I find my own conveyancer?
There are no two ways about it it’s preferable to select a conveyancing practitioner is to have guidance from friends or relatives who have actually used the firm you're are thinking of instructing.
Do you have any advice for leasehold conveyancing in Wandsworth with the purpose of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Wandsworth can be reduced where you instruct lawyers the minute you market your property and ask them to collate the leasehold documentation which will be required by the purchasers’ conveyancers. If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you laid down wooden flooring? Wandsworth leases often stipulate that internal structural alterations or installing wooden flooring calls for a licence from the Landlord consenting to such changes. If you dont have the paperwork to hand you should not contact the landlord without contacting your conveyancer in the first instance. The majority of landlords or managing agents in Wandsworth levy fees for providing management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management information sought as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Wandsworth. Some Wandsworth leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share certificate. Organising a re-issued share certificate is often a lengthy process and frustrates many a Wandsworth home move. Where a new share is required, do contact the company director and secretary or managing agents (where applicable) for this sooner rather than later.
I am the leaseholder of a first floor flat in Wandsworth. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for a lease extension?
Absolutely. We can put you in touch with a Wandsworth conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Wandsworth flat is 4 Galveston Road in August 2012. The Tribunal determined that the price payable in respect of the purchase of the freehold was £22,650. The Tribunal remited this matter back to the Wandsworth County Court for execution of the freehold Transfer Deed. This case affected 2 flats.