Some advice if I may. My West Molesey lawyer is informing me me that he is legally obliged toorder West Molesey conveyancing searches becausethe firm are on the Santanderapproved lawyer panel. These West Molesey searches cost a lot of money can this be avoided?
You have limited options available to you. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out West Molesey conveyancing searches.
I have been referred to a conveyancing solicitor in West Molesey. I I would like to check whether they are on the Santander conveyancing panel. Could you advise?
You should call the solicitor and ask them whether they are on the lender panel. Otherwise please get in touch with Santander who may be able to confirm.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who dealt with the conveyancing in West Molesey 5 years ago are no longer around. What are my next steps?
These day there are copies made of almost everything, and your lawyer should know precisely where to locate all the relevant documentation so you can purchase or sell your house without any difficulty. If duplicates can’t be located, your conveyancer can arrange cover in the form of insurance or indemnities protecting you against future claims on your property.
How does conveyancing in West Molesey differ for new build properties?
Most buyers of new build premises in West Molesey come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in West Molesey typically acquire 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 conveyancers 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 accustomed to new build conveyancing in West Molesey or who has acted in the same development.
I'm remortgaging my existing property to a buy to let mortgage with Lloyds TSB Bank and intend to use the remaining equity as a deposit on another property. The location we are interested in is West Molesey. Will your lawyers be able to act for both sets of mortgage companies and link together the transactions?
Make use of our comparison tool on this site to check that the conveyancers are approved by both mortgage companies. Assuming that they are the solicitor should be able to tie up the two conveyancing matters but you should have a chat with you conveyancer and make clear your desired outcome and needs.
I am employed by a long established estate agency in West Molesey where we have experienced a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given contradictory information from local West Molesey conveyancing firms. Could you clarify whether the owner of a flat can initiate the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the registered owner of a second floor flat in West Molesey. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
Most definitely. We can put you in touch with a West Molesey conveyancing firm who can help.
An example of a Lease Extension decision for a West Molesey residence is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.