I am looking to buy a flat and require a conveyancing solicitor in West Wickham who is on the Skipton Building Society conveyancing. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Skipton Building Society in certain locations such as West Wickham. We dont recommend any particular firm.
The deeds to our house can not be found. The solicitors who dealt with the conveyancing in West Wickham 5 years ago are no longer around. What are my options?
Assuming the title is registered the information relating to your ownership will be retained by HMLR under a Title Number. It is possible to carry out a search at the Land Registry, identify your house and obtain current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
How does conveyancing in West Wickham differ for new build properties?
Most buyers of new build or newly converted property in West Wickham approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because builders in West Wickham typically purchase the site, 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 used to new build conveyancing in West Wickham or who has acted in the same development.
I opted to have a survey carried out on a property in West Wickham ahead of retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some lenders will not grant a mortgage on a flying freehold premises.
It varies from the lender to lender. Santander has different requirements for example to Halifax. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in West Wickham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in West Wickham to see if the conveyancing will be more expensive.
I am the proprietor of a two-bedroom flat in West Wickham. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
Where there is a missing landlord or where 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 LVT to arrive at the price payable.
An example of a Freehold Enfranchisement case for a West Wickham property is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case was in relation to 2 flats. The remaining number of years on the lease was 76.75 and 88.83.
What makes a West Wickham lease problematic?
Leasehold conveyancing in West Wickham is not unique. All leases are drafted differently and legal mistakes in the legal wording can result in certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:
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Service charge per centages that don't add up correctly leaving a shortfall
You will have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, Bank of Scotland, and Britannia all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, obliging the buyer to withdraw.
We have been told by various family members to expect 6-8 weeks for West Wickham conveyancing to complete.This was 3 ago. The draft contract was only forwarded to my solicitor yesterday so does the time start running now?
You should treat with suspicion of any conveyancer promising expedited completion times. Rather you should enquire about the average time it takes for them to complete West Wickham conveyancing deals and if they are willing to work towards an agreed target date for your house move in West Wickham