As someone clueless as to conveyancing in New Waltham what is the number one tip you can impart concerning the legal transfer of property in New Waltham

Not many law firms or advisers will tell you this but conveyancing in New Waltham or throughout Lincolnshire is often a confrontational experience. In other words, when it comes to conveyancing there is plenty of opportunity for conflict between you and other parties involved in the transaction. E.g., the vendor, selling agent and even potentially a bank. Choosing a lawyer for your conveyancing in New Waltham is a critical decision as your conveyancer is your adviser, and is the SOLE party in the process whose responsibility is to protect your legal interests and to protect you.

There is a worrying emergence in the "blame" culture- someone has to be at fault for the process being so protracted. You your first instinct should be to trust your conveyancer ahead of all other parties when it comes to the legal assignment of property.

How does conveyancing in New Waltham differ for new build properties?

Most buyers of new build property in New Waltham come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in New Waltham tend to buy 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 property lawyers 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 New Waltham or who has acted in the same development.

My husband and I are new to the buying process - had an offer accepted, yet the agent informed us that the vendor will only go ahead if we appoint the agent's recommended solicitors as they need an ‘expedited deal’. We would rather use a family conveyancer accustomed to conveyancing in New Waltham

It is highly unlikely the owners are behind this. Should the seller desire ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to go, with finances in place © you do not need to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred New Waltham conveyancing solicitors - not the ones that will provide their estate agent a kickback or hit his conveyancing figures pre-set by HQ.

I am a negotiator for a reputable estate agent office in New Waltham where we have experienced a number of leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given contradictory information from local New Waltham conveyancing firms. Please can you shed some light as to whether the vendor of a flat can initiate the lease extension process for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 purchaser.

New Waltham Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying

It is important to be aware whether changing the roof or some other significant cost is due in the foreseeable future that will be shared between the leasehold owners and will materially increase the the service fees or result in a one time payment. Are there any major works on the horizon that will add a premium to the maintenance costs? Does the lease have more than 82 years unexpired?

Me and my husband have agreed a price on a New Waltham house left to us ten years ago in 2009. I have over 15 years conveyancing knowledge and, now retired, intend to do the legal work. The buyer's property lawyer has informed me that their Lenders will not allow you to do your own conveyancing mandating that the funds to be sent to a solicitor's bank account.

Mortgage requirements to property lawyers from all mainstream lenders state that If the vendor does not have legal representation the borrower's lawyers should check whether the lender needs to be told so that a decision can be made as to whether or not they are willing to move forward.