We were about to retain a conveyancing solicitor in Whetstone listed by you but stumbled across alternative estimates on the internet appear less expensive – how come?
There are many firms of conveyancers advertising theoretically looks to be extremely cheap conveyancing in Whetstone. We would urge you to think long and hard as to how important this transaction is to you that want to take 'cheap' risks with regard to the standard of the conveyancing. Some embed additional charges well inside the terms and conditions. The conveyancers that we list for conveyancing in Whetstone neverbehave this way.
My aunt informed me that in buying a property in Whetstone there could be various restrictions limiting what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Whetstone which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Whetstone should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have a mortgage with Skipton for my property in Whetstone. Conveyancing has been completed some time ago. If I am intending 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 Skipton?
You must advise Skipton prior to letting out your property as this is likely to be a breach of Skipton’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 Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel solicitor.
Coventry BS have agreed my mortgage in principle, my bid on a flat in Whetstone has been accepted, now what?
The property agent will wish to know who your solicitors are (be sure the property lawyers are on the lender’s approved list). Call up Coventry BS or your financial adviser and complete any appropriate paperwork. Coventry BS will instruct a valuer who will get in touch with the estate agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Coventry BS will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Whetstone.
I decided to have a survey completed on a property in Whetstone in advance of instructing lawyers. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some banks tend not issue a loan on a flying freehold premises.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Whetstone. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Whetstone to see if the conveyancing costs will increase in light of this.
I need to appoint a conveyancing solicitor for my conveyancing in Whetstone. I've discover a web site which appears to be the perfect answer If it is possible to get all the legals done via phone that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am employed by a busy estate agent office in Whetstone where we have experienced a number of flat sales derailed due to leases having less than 80 years remaining. I have been given conflicting advice from local Whetstone conveyancing firms. Could you shed some light as to whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible 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 have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Whetstone conveyancing firm to assist?
You certainly can. We are happy to put you in touch with a Whetstone conveyancing firm who can help.
An example of a Lease Extension decision for a Whetstone residence is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case affected 1 flat. The unexpired residue of the current lease was 76 years.
I'm buying a property in Whetstone. I can find my conveyancer's company on the Law Society's list, but I can't see my lawyer's name as listed on the regulator's website. Should I be concerned?
Not all staff in the law firm must be listed by the regulator. As long there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be undertaken by unlicensed staff.