At what point does exchange of contracts take place for sale conveyancing in West Byfleet and am I required to attend the solicitors branch?
Where you are near to our conveyancing solicitors in West Byfleet you are welcome to come in to sign the paperwork. However, the law practices we recommend supply a national conveyancing service and provide just as comprehensive and professional a job for you when dealing with you electronically. The executing of the purchase agreement is not when everything is set in stone. A signed contract is necessary for the solicitor to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in West Byfleet)to be in the office at the appropriate time.
I am purchasing a new build house in West Byfleet with a loan from Accord Mortgages Ltd. The developers would not reduce the price so I negotiated £7000 of extras instead. The sale representative suggested that I not to tell my lawyer about this extras as it would adversely affect my loan with Accord Mortgages Ltd. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. West Byfleet is where the house is located. Is there any advice you can impart?
Flying freeholds in West Byfleet are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Byfleet you must be sure that your lawyer goes 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 West Byfleet 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 property.
I only have 72 years unexpired on my flat in West Byfleet. I need to get lease extension but my landlord is missing. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to locate the lessor. On the whole an enquiry agent may be useful to carry out a search and prepare an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is advisable to get professional help from a solicitor both on devolving into the landlord’s absence and the application to the County Court covering West Byfleet.
I bought a basement flat in West Byfleet, conveyancing formalities finalised 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in West Byfleet with an extended lease are worth £176,000. The ground rent is £50 levied per year. The lease ends on 21st October 2099
With just 80 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
At last I have had an offer on an maisonette in West Byfleet agreed to, but there is a chain. The owners have offered on a flat, but it’s not been accepted yet, and are looking at other flats booked. I have instructed a local conveyancing solicitor in West Byfleet. What should be my next step? When do I get the mortgage application with Clydesdale going with Clydesdale?
It is standard to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then valuation, West Byfleet conveyancing search fees, etc). The first thing to do is ensure that your conveyancer is on the Clydesdale conveyancing panel. Concerning the next stages this very much dictated by the circumstances of your transaction, desire for this property and on the state of the market. In a hot market some home buyers will apply for the mortgage with Clydesdale and arrange for the valuation and only if it was satisfactory would they ask their property lawyer to proceed with the conveyancing in West Byfleet.