I am buying a house for cash in Welling. I have lived for the last 15 years in Welling. Conveyancing searches are expensive. As I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then almost all of the Welling conveyancing searches are at your discretion. Your conveyancer will 'advise', perhaps strongly, that you should have searches carried out, but she has a professional duty to take that path of encouragement . One thing to consider; if you are intend to sell the house one day, it will likely be be of relevance to your future buyer what the searches determine. On occasion premises with functional issues can still reveal detrimental search results. A good conveyancing solicitor in Welling will provide you some constructive advice concerning this.
Have just purchased a repossessed house at auction in Welling. Conveyancing is necessary. What are my next steps?
Given that you have now legally committed yourself to purchase you must find a conveyancing practitioner quickly as you are faced with a fast approaching a fixed date to complete the purchase. Every auction property will have an associated legal pack. This should include evidence of title and search results. If you have purchased leasehold premises the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should hand this to the solicitor instructed by you as soon as possible. You also need to ensure that you have funds organised to complete on the on the contractual date .
How can we know in advance if a Welling conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Welling seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor conducting your conveyancing.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being a right pain. The Welling solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am looking for a leasehold apartment up to £235,500 and found one close by in Welling I like with amenity areas and railway links in the vicinity, however it only has 49 years unexpired on the lease. There is not much else in Welling for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you require a mortgage the shortness of the lease may be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
Given that I am about to spend hundreds of thousands of pounds on 3 bedroom house in Welling I wish to have a conversation with the conveyancer concerning thehouse move before giving the go ahead to the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be doing your conveyancing in Welling.There is no ‘factory style conveyancing’ - each client is unique person, not a matter number. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Welling should be the amount on the final invoice that you end up paying.
I am hoping to put an offer on a small detached house that seems to be perfect, at a great price which is making it more attractive. I have since discovered that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Welling. Conveyancing advisers have not yet been instructed. Will they explain the issues?
The majority of houses in Welling are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Welling so you should seriously consider looking for a Welling conveyancing practitioner and check that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’sconsent to carry out alterations. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is part of an estate. Your lawyer should appraise you on the various issues.
I have had difficulty in trying to purchase the freehold in Welling. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We are happy to put you in touch with a Welling conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Welling property is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case affected 1 flat.