I have just been advised by my estate agent that my Wilford solicitor is not on the lender Conveyancing panel. What can I do to be certain if this is indeed the case?
The sensible course of action for you to take is to contact your Wilford lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
We are downsizing from our property in Wilford and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed an online conveyancing firm rather than a conveyancing solicitor in Wilford. We have lived in Wilford for 4 years we know that this is a non issue. Do we get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Just bought a terraced house in Wilford , What is the estimated time for the Land Registry to register the transfer to my name? My Wilford conveyancing solicitor works at snail pace, so I want to be certain that my purchase is recorded.
There is nothing unique when it comes to conveyancing in Wilford registration formalities. As opposed to being determined by geographic area, timescales can differ subject to the party submitting the application, whether there are errors and whether the Land registry must send notices to any 3rd parties. As of today in the region of three quarters of such applications are completed within two weeks but some can be subject to extensive hold-ups. Historically registration occurs after the new owner has moved in to the property therefore registration formalities is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor can contact the land registry and explain the circumstances.
The estate agent has sent us the confirmation of our purchase of a new build flat in Wilford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Wilford
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Wilford is the location of the property. What do you suggest?
Flying freeholds in Wilford are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wilford you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wilford may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I was pointed in your direction by a number of selling agents in Wilford to find a conveyancer using your seach tool. Is there a financial incentive for Estate Agents to promote your services ahead of a competitor’s?
We don’t give any financial incentive for sending work to this site. We thought it would be too underhand to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.