I am obtaining a mortgage offer from Halifax. I would like to enlist the help of a Licensed Conveyancer in Gerrards Cross. Does the Halifax Solicitor panel include Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Are you able to recommend a Skipton Building Society sanctioned Gerrards Cross conveyancing conveyancer that can complete within 10 days? Would it be better to use a high street Gerrards Cross conveyancer or a national comparison site?
We can recommend some very good Gerrards Cross conveyancing firms. You can also walk up the high street in Gerrards Cross. Go in to some well established law practices and ask to speak with a conveyancing solicitor for a quote. Explain your expectations together with your reasons and ask for a commitment on speed. Appoint the lawyer that you are most comfortable with.
How does conveyancing in Gerrards Cross differ for newly converted properties?
Most buyers of new build property in Gerrards Cross approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Gerrards Cross typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Gerrards Cross or who has acted in the same development.
Can you provide any advice for leasehold conveyancing in Gerrards Cross from the point of view of expediting the sale process?
- Much of the delay in leasehold conveyancing in Gerrards Cross can be bypassed if you appoint lawyers as soon as you market your property and ask them to put together the leasehold documentation needed by the purchasers’ representatives. If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share certificate. Arranging a re-issued share certificate can be a time consuming process and frustrates many a Gerrards Cross home move. Where a reissued share is necessary, you should approach the company officers or managing agents (where applicable) for this as soon as possible. If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you installed wooden flooring? Most leases in Gerrards Cross state that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord acquiescing to such changes. If you fail to have the consents to hand do not contact the landlord without checking with your lawyer before hand. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You may need to swallow your pride and pay 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 ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic as opposed to unsettled.
I inherited a ground floor flat in Gerrards Cross. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
if there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the LVT to assess the sum to be paid.
An example of a Lease Extension case for a Gerrards Cross flat is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case related to 3 flats. The unexpired lease term was 71 years.
We are midway through purchasing a residence in Gerrards Cross. Conveyancing lawyer has called to say the title is "Leasehold". Will this likely impact our Halifax valuation?
Gerrards Cross conveyancing does not normally involve leasehold houses. The main consideration here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's almost the same as freehold, so it’s unlikely to affect the value too much.
At the other end of the spectrum, if it's, say, Sixty years it will have a material effect on the value, and most likely wouldn't be mortgageable. The remaining lease term and ground rent will be specified in the lease provided to your conveyancer.