I just acquired a house at auction in Hazlemere. Conveyancing is necessary. What are my next steps?
Given that you have now to all intents and purposes signed on the dotted line you now have to instruct a conveyancing solicitor as a matter of urgency as you are faced with a fast approaching a drop dead date to complete the transaction. All auction property should have an associated auction set of papers. This will likely include most,if not all of the paperwork that your solicitor requires. In the case of leasehold premises the legal papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You need to hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds organised to complete on the on the contractual date .
We previously instructed solicitors locally in Hazlemere on the UBS solicitor panel. They have just billed me a supplemental fee for dealing with the UBS mortgage. Is this an additional conveyancing fee specified by UBS?
Provided it is contained in their Terms and Conditions or Quote then yes your property lawyer is entitled to levy a fee for this. The fee is not dictated by UBS but by your Hazlemere property lawyer. Numerous firms on the UBS panel will quote ’dealing with mortgage’ fee but many practices include it on their overall fee.
My sealed bid on a semi in Hazlemere has been agreed to, the sellers do nevertheless have a dependent purchase. The vendors have put an offer on somewhere, however it’s not yet tied up, and have viewings of other properties booked. I have selected a nearby conveyancing solicitor in Hazlemere. What do I do now? When should I get the mortgage application with Kent Reliance going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Hazlemere conveyancing search fees, etc). The first course of action is to check that your lawyer is on the Kent Reliance approved list. Concerning the next phase this very much dictated by the specifics of your case, motivation for this property and on the state of the market. In a rising market the majority of purchasers would apply for the mortgage with Kent Reliance and pay for the valuation and only if it comes back ok would they pay their conveyancer to proceed with searches.
The deeds to my property are lost. The lawyers who conducted the conveyancing in Hazlemere 10 years ago are no longer around. What do I do?
Gone are the days when you need to hold title deeds to prove you own the land or property, as the Land Registry have everything they need in a digital format.
I need to find a conveyancing solicitor for leasehold conveyancing in Hazlemere. I happened to land on a web site which appears to be the ideal solution If there is a chance to get all the legals done via phone that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Do you have any top tips for leasehold conveyancing in Hazlemere with the intention of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Hazlemere can be reduced where you get in touch lawyers as soon as you market your property and request that they start to put together the leasehold information which will be required by the purchasers’ representatives. You believe that you know the number of years left on your lease but it would be wise to verify this via your solicitors. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is under 75 years. It is therefore essential at an early stage 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. If you have had any disputes with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve 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 will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as over as opposed to unresolved. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Hazlemere state that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord approving such changes. Should you fail to have the paperwork in place you should not contact the landlord without checking with your conveyancer first.
Hazlemere Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing
The answer will be important as a) areas can cause problems for the building as the communal areas may start to deteriorate if services remain unpaid b) if the tenants have a dispute with the managing agents you will need to have all the details Best to be warned if fixing the lift or some other major work is anticipated that will be shared between the leasehold owners and may well materially increase the the service fees or result in a specific invoice. The best form of lease structure is a share of the freehold. In this scenario the lessees enjoy being in charge if their destiny and even though a managing agent is usually employed where it is larger than a house conversion, the managing agent acts for the leaseholders themselves.
Estate agents have just been given the go-ahead to market my 2 bed apartment in Hazlemere.Conveyancing is yet to be initiated however I have just received a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is clear the maintenance contribution as normal because all ground rent and maintenance payments should be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process