I have recentlydiscovered that Stirling Law have closed. They conducted my conveyancing in Tring for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The easiest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Tring conveyancing specialists.
How does conveyancing in Tring differ for new build properties?
Most buyers of new build property in Tring come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is built. This is because developers in Tring 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 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 Tring or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Tring is the location of the property. Can you offer any guidance?
Flying freeholds in Tring are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tring you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tring may decide 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 residence.
I was recommended by numerous estate agents in Tring to get a quote from a conveyancer on your site. What’s the financial advantage for Estate Agents to offer your services rather than a competitor’s?
We don’t give any financial incentive for sending work in our direction. We found it would be just too difficult a fee as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Can you provide any top tips for leasehold conveyancing in Tring from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Tring can be bypassed if you get in touch lawyers the minute you market your property and ask them to collate the leasehold documentation needed by the buyers’ representatives. The majority of landlords or Management Companies in Tring charge for providing management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most common cause of delay in leasehold conveyancing in Tring. If you have had conflict with your landlord or managing agents it is essential that these are settled prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a property where a dispute is unresolved. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to unsettled. In the event that you altered the property did you need the Landlord’s permission? Have you, for example installed wooden flooring? Tring leases often stipulate that internal structural changes or addition of wooden flooring require a licence issued by the Landlord acquiescing to such works. Should you dont have the approvals to hand you should not contact the landlord without contacting your solicitor before hand.
Tring Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying
Is there a share of the freehold? How many of the leaseholders are in arrears for their maintenance charge payments? It is important to be aware if redecorating or some other major work is due in the foreseeable future to be shared by the tenants and will materially increase the the service costs or necessitate a one time payment.