Have completed on a a detached house in Iver , What is the estimated time for the Land Registry to register the transfer to my name? My Iver conveyancing solicitor has been very slow, so I want to be certain that my ownership is registered.
As far as conveyancing in Iver registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether there are errors and whether the Land registry communicate with any third parties. At present in the region of three quarters of submission are fully dealt with in less than three weeks but occasionally there can be protracted delays. Registration occurs after the new owner is living at the property therefore registration formalities is not always primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Iver differ for newly converted properties?
Most buyers of new build or newly converted property in Iver approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Iver tend to buy the site, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Iver or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Iver is where the house is located. Can you shed any light on this issue?
Flying freeholds in Iver are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Iver you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Iver may determine 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 premises.
We are four weeks into a leasehold purchase having been directed to conveyancers by the high street agent to execute conveyancing in Iver. I am am extremely frustrated with the quality of service. Can you you assist me in finding new conveyancers?
A conveyancer would have to be very poor to suggest replacing them. Has the mortgage offer been issued? If so you will need to advise them of the new contact details and ensure the loan are re-issued. Your new conveyancer needs to be on the lenders panel to avoid supplemental fees and delays. That should be your first question of the new lawyers. The search tool should help you find a lender approved lawyer for your home move in Iver
Having had my offer accepted I require leasehold conveyancing in Iver. Before I get started I would like to find out the unexpired term of the lease.
If the lease is recorded at the land registry - and most are in Iver - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have had difficulty in negotiating a lease extension in Iver. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the LVT to decide the sum to be paid.
An example of a Freehold Enfranchisement matter before the tribunal for a Iver property is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case related to 2 flats. The unexpired residue of the current lease was 69 years.