I require conveyancing for an apartment in a fairly new development (seven years old) in Weybridge. 95% of the flats have already been sold. Is it really necessary to order neighbourhood searches for my conveyancing in Weybridge?
If you getting a mortgage, your lender will need some (many) of the searches so you'll have no choice. If not, then Weybridge conveyancing searches are optional. Your lawyer, will 'advise', perhaps strongly, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to swap to another solicitor for your conveyancing in Weybridge.
We are planning to purchase with Norwich and Peterborough Building Society. We have called around locally but am unable to find a Weybridge conveyancing firm on the Norwich and Peterborough Building Society panel. Please you help?
You should take advantage of the search tool on this page. Please choose the lender and type Weybridge or your preferred area and you will be presented with a number of lawyer based in Weybridge or nearest you.
I'm buying my first flat in Weybridge with a loan from National Westminster Bank. The sellers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about the deal as it may affect my loan with National Westminster Bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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 element on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Weybridge is where the house is located. Can you offer any assistance?
Flying freeholds in Weybridge are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Weybridge you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Weybridge may ascertain 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 premises.
Do you have any advice for leasehold conveyancing in Weybridge with the intention of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Weybridge can be bypassed where you get in touch lawyers as soon as you market your property and ask them to put together the leasehold information which will be required by the purchasers’ lawyers. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Weybridge state that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord approving such changes. Should you fail to have the paperwork in place you should not contact the landlord without contacting your conveyancer in the first instance. If you have had conflict with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. 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 buyers, but it is clearly preferable to present the dispute as historic rather than unsettled. You believe that you know the number of years remaining on your lease but you should verify this by asking your solicitors. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is below 75 years. It is therefore important at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. A minority of Weybridge leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors.
I own a ground-floor 1950’s flat in Weybridge. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
if there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the price payable.
An example of a Lease Extension decision for a Weybridge property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The unexpired term as at the valuation date was 82.93 years.