Having sold my house in Woodside last October but my buyer keeps e-mailing me to moan that her lawyer is waiting to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
Post completion of your sale your solicitor should send the transfer deeds and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer must also evidence that the home loan has been repaid to the buyers solicitors. There is unlikely to be post completion requirements specific conveyancing in Woodside.
My aunt passed away last year and as sole heir and executor I was left the house in Woodside. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then TSB will require that you use a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.
There are numerous conveyancing solicitors in Woodside but how do I know who I should use?
We would encourage you not to base your choice on the lowest Woodside conveyancing fees. You really do get what you pay for when it comes to property lawyers. 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 know exactly what you’ll have to pay in ahead of the deal.
I am purchasing a 4 bedroom semi-detached house in Woodside. Our aim is to convert the garage to a playroom at the property.Will the conveyancing process include investigations to determine if these alterations are allowed?
Your conveyancer should review the deeds as conveyancing in Woodside will occasionally identify restrictions in the title deeds which prevent categories of alterations or require the consent of a 3rd party. Many works need local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
Are all Woodside Conveyancing Quality Solicitors on the RBS conveyancing list of approved firms?
It is true that some lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
What can a local search inform me concerning the house my wife and I purchasing in Woodside?
Woodside conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for example Xpress Legal The local search plays an important part in many a Woodside conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The conveyancers who handled the conveyancing in Woodside 5 years ago are no longer around. Will I be able to sell the house?
Gone are the days when you need to have the physical official documentation to prove you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.
Do you have any advice for leasehold conveyancing in Woodside from the perspective of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Woodside can be bypassed where you instruct lawyers the minute your agents start marketing the property and request that they start to put together the leasehold information needed by the buyers’ lawyers. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved before the property is put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to present the dispute as over rather than unsettled. If you have carried out any alterations to the premises would they have required Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Woodside state that internal structural changes or laying down wooden flooring require a licence from the Landlord approving such works. Should you fail to have the consents in place do not contact the landlord without checking with your solicitor in the first instance. You believe that you know the number of years remaining on your lease but you should verify this via your lawyers. A purchaser's conveyancer will be unlikely to recommend their client to to exchange contracts if the lease term is below 80 years. In the circumstances it is important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.
Following years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Woodside. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing landlord or if there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to assess the premium.
An example of a Lease Extension decision for a Woodside flat is Ground Floor Flat 14 Lodge Road in October 2013. the tribunal held that the price payable for the acquisition of the extended lease of the property should be £12,590 .00 This case related to 1 flat. The number of years remaining on the existing lease(s) was 69.46 years.