I moved into my house on 2 April and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Waltham Cross said it would be dealt with in a couple of weeks. Are titles in Waltham Cross uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Waltham Cross registration formalities. As opposed to being determined by geographic area, timeframes can adjust depending on the party submitting the application, whether there are errors and if the Land registry communicate with any other persons or bodies. As of today approximately three quarters of submission are fully dealt with in less than three weeks but occasionally there can be longer delays. Historically registration occurs after the buyer has moved in to the premises thus registration formalities is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.

I opted to have a survey carried out on a property in Waltham Cross in advance of appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies may not grant a mortgage on this type of home.

It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. If you e-mail us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Waltham Cross. Conveyancing will be smoother if you use a solicitor in Waltham Cross especially if they regularly deal with such properties in Waltham Cross.

In what way can the Landlord & Tenant Act 1954 affect my business offices in Waltham Cross and how can your lawyers assist?

The 1954 Act gives a safeguard to business lessees, giving them the right to apply to court for a renewal tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Waltham Cross is one of our many locations in which the firms we work with are based

I have had difficulty in trying to purchase the freehold in Waltham Cross. Can this matter be resolved via the Leasehold Valuation Tribunal?

if there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to judgment on the sum to be paid.

An example of a Vesting Order and Purchase of freehold case for a Waltham Cross residence is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case was in relation to 2 flats. The unexpired lease term was 80.01 years.

Are there common deficiencies that you come across in leases for Waltham Cross properties?

There is nothing unique about leasehold conveyancing in Waltham Cross. Most leases are unique and drafting errors can sometimes mean that certain clauses are wrong. For example, if your lease is missing any of the following, it could be defective:

A provision to repair to or maintain parts of the property Service charge per centages that don't add up correctly leaving a shortfall

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Leeds Building Society, and Bank of Ireland all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to pull out.

Me and my husband have recently had an offer agreed on a apartment and had an appointment on Tuesday with Leeds Building Society for the mortgage. They warned me that when it comes to selecting a conveyancer that if they are not on their approved list of conveyancers then we will have to pay out an additional fee of £250+. This is is due to the fact that they would then have to select a property lawyer to act on their behalf as well as the one we appoint on our behalf and we will be on the hook for their costs. I have asked Leeds Building Society to supply me with a list so I can seek quotes only from their approved lawyers but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?

You should ask Leeds Building Society what their criteria for joining their panel is for a conveyancer.Then ask the solicitor of your choice whether they meet the criteria and have they acted on loans for Leeds Building Society previously. If the answer to those is yes, then just clarify this with Leeds Building Society. Another option is to use our search tool and we should be able to find you a solicitor in Waltham Cross on the approved list for Leeds Building Society.