Have just purchased a probate house at auction in Aldwych. Conveyancing is needed. What is next?

Given that you are now legally bound yourself to purchase you will need to hire the services of a conveyancing practitioner soon as you are faced with a tight deadline in which to complete the purchase. All 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 premises the auction papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are organised to complete the transaction on the set completion date.

Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Aldwych. Do I receive the keys to the property on completion from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Aldwych?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you should be called to receive the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.

I am purchasing a victorian detached house in Aldwych. We would like to an extension at the rear at the house.Will legal work on the property involve checks to determine if these alterations are permitted?

Your solicitor should check the deeds as conveyancing in Aldwych can sometimes reveal restrictions in the title documents which prevent categories of works or require the permission of another owner. Certain works require local authority planning permissions and approval in accordance 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.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. Aldwych is the location of the property. What do you suggest?

Flying freeholds in Aldwych are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Aldwych you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aldwych 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.

I'm converting the mortgage on my existing property to a BTL mortgage with Aldermore and I will use the ballance of the raised equity as a down payment on another property. The neighborhood we are talking about is Aldwych. Will your conveyancers be able to act for both sets of lenders and tie in the two deals?

Make use of our search tool on this site to check that the solicitors are on the relevant lender panels. Assuming that they are the conveyancer will be able to tie up the two conveyancing matters but you should have a chat with you solicitor and make clear your desired outcome and requirements.

I only have 72 years remaining on my flat in Aldwych. I need to extend my lease but my landlord is can not be found. What are my options?

If 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 mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to find the freeholder. In some cases an enquiry agent should be useful to conduct investigations 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 conveyancer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court covering Aldwych.

I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Aldwych conveyancing firm to act on my behalf?

if there is a missing landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to make a decision on the price payable.

An example of a Freehold Enfranchisement case for a Aldwych residence is 20 Avonwick Road in July 2013. The Tribunal was dealing with an application under Section 26 of the Leasehold Reform Housing and Urban Development Act 1993 for a determination of the freehold value of the property. It was concluded that the price to be paid was Fifteen Thousand Nine Hundred and Seventy (£15,970) divided as to £8,200 for Flat 20 and £7,770 for Flat 20A This case related to 1 flat. The unexpired term was 73.26 years.

When it comes to my conveyancing in Aldwych should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Aldwych conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.