I decided to go with a local firm for my conveyancing in Cheshunt recently. After carefully reading the Terms it is apparent thatwe are on the hook for costs even where the transaction does not complete. Should I ditch them and appoint an internet solicitor practice advertising no move no charge conveyancing in Cheshunt?
It is usually a trade off in that if "No Sale No Fee" is available then the fee levels will tend to be be more expensive to offset the cases that fail to complete. You should be mindful that such promotions tend not to cover outlay for example Cheshunt conveyancing search expenses.
My husband and I intend to remortgage our apartment in Cheshunt with Leeds Building Society. We have a son 18 who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this document specific to the Leeds Building Society conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Leeds Building Society. This is solely used to protect Leeds Building Society if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Leeds Building Society had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Finally the sale completed on my house in Cheshunt last October yet the purchaser is calling every few hours to moan that her lawyer needs to hear from mine. What should my lawyer have done now that I have sold?
Post completion of your sale your solicitor is obliged to deliver the transfer documentation and all of the paperwork to the buyer’s solicitors. Where relevant, your conveyancer must also evidence that the legal charge in favour of the lender has been paid off to the purchasers conveyancers. There is unlikely to be post completion procedures unique to conveyancing in Cheshunt.
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At this site get an accurate quote via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Cheshunt. As opposed to estate agents and many comparison sites we do not charge firms a commission if you select them for your home move in Cheshunt
Do you have any advice for leasehold conveyancing in Cheshunt from the point of view of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Cheshunt can be avoided if you appoint lawyers the minute your agents start marketing the property and request that they start to put together the leasehold documentation needed by the purchasers’ lawyers. You may think that you are aware of the number of years remaining on your lease but it would be advisable double-check by asking your conveyancers. A purchaser's conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is under 80 years. It is therefore essential at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. Some Cheshunt leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is able to meet 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 hold a share in a the Management Company, you should make sure that you have the original share document. Organising a new share certificate can be a lengthy process and delays many a Cheshunt conveyancing deal. If a duplicate share certificate is required, do contact the company director and secretary or managing agents (if relevant) for this sooner rather than later.
Cheshunt Leasehold Conveyancing - A selection of Questions you should consider Prior to Purchasing
It is important to be aware whether changing the roof or some other major work is due in the foreseeable future that will be shared by the leaseholders and will dramatically impact the level of the service costs or require a one time invoice. Is there a share of the freehold? What is the name of the managing agents?