We're in West Barnes, First timers purchasing with a mortgage (lender is Principality , and our lawyer is on the Principality conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My bid for a property was accepted at auction in West Barnes. Conveyancing is needed. What are my next steps?
Given that you are now for all intents and purposes signed on the dotted line you must choose a conveyancing solicitor as a matter of urgency as you are facing a tight deadline in which to complete the property. An auction property will have an associated auction pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You should pass this on to the conveyancer working for you ASAP. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.
When it comes to lenders such as Kent Reliance, do West Barnes conveyancers incur a fee to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
It is not clear whether my mortgage offer requires a lease extension. I have called into my local West Barnes building society branch on numerous occasions and was told it wasn't a problem and they would lend. My West Barnes conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their specific requirements. Who do I believe?
Your conveyancing practitioner has to comply with the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have been on the look out for a flat up to £245,000 and identified one round the corner in West Barnes I like with open areas and railway links in the vicinity, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in West Barnes for this price, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage the shortness of the lease will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
In my capacity as executor for the estate of my father I am selling a property in Swansea but I am based in West Barnes. My solicitor (who is 250 kilometers awayneeds me to execute a statutory declaration prior to completion. Can you recommend a conveyancing practitioner in West Barnes to attest this legal document for me?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are located in West Barnes
I have recently realised that I have 62 years unexpired on my lease in West Barnes. I now wish to get lease extension but my freeholder is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to prove that you have made all reasonable attempts to find the landlord. On the whole an enquiry agent may be helpful to try and locate and to produce an expert document which can be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a solicitor both on investigating the landlord’s absence and the vesting order request to the County Court covering West Barnes.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a West Barnes conveyancing firm to act on my behalf?
Most definitely. We are happy to put you in touch with a West Barnes conveyancing firm who can help.
An example of a Lease Extension decision for a West Barnes premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.