Do lenders provide you with an approved list of Waltham Cross conveyancing solicitors? How do you know who is on the Co-operative conveyancing panel?

Waltham Cross conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Waltham Cross?

There are many registered licenced Conveyancers in Waltham Cross and Solicitor firms in Waltham Cross offering conveyancing It is important to make clear that the two are regulated professionals specialising in the legal work in the home buying process. The two can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I'm the only beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Waltham Cross. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership will be considered the same way as if I'd bought the house in June. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Most mortgage companies would take a practical view as this provision is principally there to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

About to purchase flat in Waltham Cross. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Waltham Cross conveyancer is on the Nottingham conveyancing panel.

I am buying my first flat in Waltham Cross benefiting from help to buy. The builders would not move on the price so I negotiated 6k of extras instead. The sale representative suggested that I not disclose to my lawyer about this extras as it may affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Waltham Cross is where the house is located. Can you offer any advice?

Flying freeholds in Waltham Cross are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Waltham Cross you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Waltham Cross may ascertain 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 residence.

Do you have any advice for leasehold conveyancing in Waltham Cross from the perspective of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Waltham Cross can be reduced if you appoint lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold documentation which will be required by the buyers’ lawyers.
Many landlords or managing agents in Waltham Cross charge for supplying management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management information sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Waltham Cross. If you have the benefit of shareholding in the Management Company, you should ensure that you have the original share document. Organising a new share certificate is often a time consuming process and slows down many a Waltham Cross home move. Where a reissued share is necessary, you should approach the company officers or managing agents (if applicable) for this sooner rather than later. A minority of Waltham Cross leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. If you have had conflict with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be warry about purchasing a property where a dispute is unresolved. You may need to swallow your pride and discharge any arrears of service charge or settle 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 details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic as opposed to unresolved.

I am the proprietor of a ground-floor 1960’s flat in Waltham Cross. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?

Most definitely. We are happy to put you in touch with a Waltham Cross conveyancing firm who can help.

An example of a Vesting Order and Purchase of freehold matter before the tribunal 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 term was 80.01 years.