Why would one appoint a South Croydon conveyancing firm when web based alternatives are easier on the wallet?
Its a good idea to contrast conveyancing costs in South Croydon and you should seek an affordable quote but don’t waste your energy getting the lowest priced South Croydon conveyancer. Finding the right conveyancer can be the distinction between a smooth and a distressing home move. It is important that you ensure that you have expert guidance from a trusted solicitor. An e-mail can never replace a phone call and can never replicate a face to face consultation. The firms that we work with will allocate you a qualified and trusted conveyancing solicitor who can tackle your conveyancing from beginning to end, giving the sort of personalised service that you rarely receive from an online conveyancer. Our lawyers will keep you updated as to headway and keep you informed. If you ever need to contact the office you will know who you need to speak to and we'll be sure you are kept fully informed.
We are getting the release of further funds on our mortgage from Co-operative as we intend to conduct improvements to our property in South Croydon. Are we obliged to appoint a nearby South Croydon solicitor on the Co-operative conveyancing panel to handle the paperwork?
Co-operative would not normally require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative list.
I am currently in the process of buying my council flat in South Croydon. I have a mortgage offer with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my South Croydon building society branch on a couple of occasions and was told they are content with the situation and they will lend. My South Croydon conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend based on their specific requirements. I simply don't know who is right.
The solicitor has to comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
How does conveyancing in South Croydon differ for newly converted properties?
Most buyers of new build property in South Croydon approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in South Croydon usually purchase 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 property lawyers 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 South Croydon or who has acted in the same development.
I am a negotiator for a busy estate agent office in South Croydon where we have witnessed a few flat sales derailed due to short leases. I have been given conflicting advice from local South Croydon conveyancing firms. Could you clarify whether the owner of a flat can commence the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Following months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in South Croydon. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to decide the sum to be paid.
An example of a Freehold Enfranchisement case for a South Croydon flat is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case was in relation to 6 flats. The unexpired residue of the current lease was 78.32 years.
Should I stop the direct debit for my mortgage with Skipton once a completion date for my home sale in South Croydon has been set?
You would be well advised to maintain meeting any mortgage sums to Skipton until the mortgage is redeemed from the proceeds of sale as part of your South Croydon conveyancing.