If you had a top tip for choosing a conveyancing solicitor in Watford what would it be?
Do not opt for the lowest Watford conveyancing fees. You really do get what you pay 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 go into the conveyancing with your eyes wide open.
Is it the case that all Watford CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing list of approved solicitors?
It is true that some lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
The mortgage over my property is with Santander for my property in Watford. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Santander must be informed of your intention prior to renting your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel solicitor.
I need some quick conveyancing in Watford as I am faced with pressure to exchange contracts within 3 weeks. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
As you are not getting a home loan you are at free not to have searches carried out although no conveyancer would advise that you don't. With lots of history conveyancing in Watford the following are examples of what can arise and adversely affect market value: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...
How does conveyancing in Watford differ for newly converted properties?
Most buyers of new build premises in Watford contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because new home sellers in Watford tend to purchase the real estate, 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 used to new build conveyancing in Watford or who has acted in the same development.
My husband and I are first time buyers - agreed a price, but the agent told us that the seller will only issue a contract if we appoint their recommended lawyers as they are insisting on a ‘quick sale’. We would rather use a family conveyancer accustomed to conveyancing in Watford
It is unlikely the sellers are driving this. If they want ‘a quick sale', turning down a genuine buyer is not the way to achieve this. Avoid the agents and go straight to the owners and make the point that (a)you are motivated buyers (b)you are ready to go, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you intend to use your own,trusted Watford conveyancing firm - not the ones that will give their negotiator at the agency a introducer fee or hit his conveyancing figures pre-set by senior management.
Planning to complete next month on a basement flat in Watford. Conveyancing lawyers inform me that they are sending me a report tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Watford should include some of the following:
The length of the lease term. You should be advised as what happens when the lease expires, and aware of the importance of the 80 year mark Details of the parties to the lease, e.g. these could be the lessee, head lessor, freeholder Defining your rights in respect of common areas in the building.For instance, does the lease permit a right of way over a path or staircase? Responsibility to repair and maintain the building. It is important for you to know who is duty bound to repair and maintenance of all parts of the block and communal areas Repair and maintenance of the property
Despite our best endeavours, we have been unsuccessful in seeking a lease extension in Watford. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We are happy to put you in touch with a Watford conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Watford property is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case affected 3 flats. The remaining number of years on the lease was 71 years.
Is planning permission required to convert a house into a couple of flats in Watford? This has occurred to a house opposite to my home in Watford and was ignorant of it happening until it was complete.
Planning consent is needed for converting a single dwelling in Watford into flats but probably not for converting back to single dwelling-house so, simply put, yes,a it is needed.