Last August we completed a house move in Waltham. We have noticed several issues with the property which we suspect were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been carried out for conveyancing in Waltham?

The question is not clear as to the nature of the problems and if they are unique to conveyancing in Waltham. Conveyancing searches and investigations undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner completes a form called a SPIF. answers proves to be inaccurate, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Waltham.

Just had an offer accepted on a new build flat in Waltham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Waltham

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants.

Taking into account that I am about to spend hundreds of thousands of pounds on a garden flat in Waltham I wish to talk to a conveyancer about myconveyancing in advance of appointing the firm. Is this something that you can arrange?

Absolutely - we would be pleased to talk to you we do not take any clients on without you first talking to the lawyer due to be conducting your conveyancing in Waltham.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Waltham should be the amount on the final invoice that you end up paying.

Can you provide any top tips for leasehold conveyancing in Waltham from the perspective of expediting the sale process?

• Much of the delay in leasehold conveyancing in Waltham can be reduced if you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold documentation needed by the purchasers’ lawyers.
You believe that you know the number of years remaining on your lease but it would be wise to double-check by asking your solicitors. A purchaser's lawyer will not be happy to advise their client to where the lease term is less than 80 years. It is therefore essential at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. Many freeholders or Management Companies in Waltham levy fees for supplying management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information sought as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Waltham. If you have the benefit of shareholding in the freehold, you should ensure that you have the original share certificate. Obtaining a replacement share certificate is often a lengthy process and slows down many a Waltham home move. If a duplicate share is required, you should approach the company officers or managing agents (if applicable) for this as soon as possible. If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you installed wooden flooring? Most leases in Waltham state that internal structural alterations or laying down wooden flooring require a licence from the Landlord approving such works. Should you fail to have the approvals to hand you should not contact the landlord without contacting your conveyancer in advance.

Waltham Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing

Where a Waltham lease has less than eighty years it will affect the marketability of the flat. It is worth checking with your mortgage company that they are happy with remaining years on the lease. Leases with fewer than 80 years remaining means that you will most likely require a lease extension sooner rather than later and it is worth discovering how much this would cost. Remember, in most cases you would need to own the property for a couple of years before you are legally able to extend the lease. The answer will be important as a) areas could cause problems in the building as the communal areas may begin to deteriorate where services are not paid for b) if the leaseholders have an issue with the managing agents you will want to know about it Make sure you find out if the the lease includes any unreasonable restrictions in the lease. For example it is very common in Waltham leases that pets are not allowed in certain buildings in Waltham. If you like the flatin Waltham yet your dog can’t live with you then you will be faced hard compromise.

Do all mortgage companies provide you with an approved list of Waltham solicitors? How do you know who is on the mortgage company conveyancing panel?

Waltham law firm practices and firms conducting conveyancing in Waltham themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the mortgage company directly.