As a FTB what is the most important number one tip you can give me about purchase conveyancing in Headley?
You may not hear this from too many lawyers but conveyancing in Headley and elsewhere in Surrey is often a confrontational process. Put another way, when it comes to conveyancing there exists plenty of opportunity for conflict between you and others involved in the legal transfer of property. For example, the vendor, selling agent and even potentially a lender. Appointing a lawyer for your conveyancing in Headley is a critical decision as your conveyancer is your adviser, and is the ONE party in the process whose role it is to protect your legal interests and to keep you safe.
On occasion a third party with a vested interest will attempt to convince you that it is in your interests to do things their way. As an example, the property agent may claim to be assisting by suggesting your solicitor is wrong. Or your mortgage broker may advise you to do something that is against your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I'm the only recipient of my late mum's estate and I have everything in my name alone, including the my former home in Headley. The Headley property was put into my name in November. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the house in November. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. many lenders would take a sensible view as this requirement is principally there to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.
Is there a list of Bank of Ireland panel solicitors in Headley on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings viewable over the internet. Where you are in need of a Headley solicitor on the Bank of Ireland please use our tool.
We have a mortgage agreed in principle with Aldermore. Headley conveyancing practitioners are chosen. How long does it take for Aldermore to forward the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Aldermore completed the valuation? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We're FTB’s - had an offer accepted, but the property agent told us that the seller will only issue a contract if we appoint the agent's chosen solicitors as they need a ‘quick sale’. We would rather use a local conveyancer used to conveyancing in Headley
It is improbable the owners are behind this. Should the vendor require ‘a quick sale', turning down a motivated purchaser is counter productive. Try to communicate with the sellers directly and explain that (a)you are serious purchasers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you are going to instruct your preferred Headley conveyancing solicitors - not the ones that will give their estate agent a introducer fee or meet his conveyancing targets pre-set by senior management.
Do you have any top tips for leasehold conveyancing in Headley from the perspective of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Headley can be bypassed if you appoint lawyers as soon as you market your property and request that they start to put together the leasehold documentation needed by the buyers’ representatives. You may think that you are aware of the number of years left on your lease but it would be wise to double-check by asking your conveyancers. A buyer’s conveyancer will not be happy to advise their client to where the lease term is under 80 years. In the circumstances it is important at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You will have to accept that you will have to 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 are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to unresolved. If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Headley state that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord acquiescing to such alterations. If you dont have the approvals to hand do not contact the landlord without contacting your solicitor first.
Headley Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying
Most Headley leasehold properties will be liable to pay a service charge for the upkeep of the block levied on behalf of the management company. Where you buy the flat you will have to meet this liability, normally in instalments during the year. This may differ from two or three hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all probability there will be a rentcharge to be met annual, ordinarily this is not a exorbitant figure, say around £25-£75 but you should to check it because occasionally it can be many hundreds of pounds. It would be prudent to discover as much as you can regarding the managing agents as they can either make your living at the property much easier or much more difficult. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to practical matters such as the upkeep of the common parts. Enquire of other people what they think of them. On a final note, investigate as to the dates that the service fees are due to the relevant party and specifically what you get for your money. What is the name of the managing agents?
Two months into a sale of a flat in Headley. Conveyancing is fine but we are being charged an extortionate amount from the freeholder. To date we have paid £275 for a leasehold management pack and then another £200 plus VAT for answers to queries supplied by the buyers solicitor.
Your lawyer will unlikely have any say over the level of the charges for this information however the average costs for the information for Headley leasehold premises is £380. When it comes to Headley conveyancing sales it is standard for the owner to pay for these costs. The freeholder or their agents are under no statutory obligation to address such questions although many will be content to do so - albeit often at high prices where the fees bear little relation to the work involved. Regretfully there is no statute that mandates fixed fees for administrative tasks. Nor is there any statutory time limit by which they are required to provide answers.