Have just purchased a repossessed house at auction in West Drayton. Conveyancing is necessary. What happens now?
Now that you are exchanged you now have to appoint a conveyancing solicitor quickly as you are facing a pending a fixed date to complete the purchase. An auction property should have a bespoke legal pack. This will include evidence of title and search results. If you have purchased leasehold premises the auction papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You must give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are organised to complete on the date specified in the contract.
We expect to receive a OIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any West Drayton solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint West Drayton solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
Intending to buy a flat in West Drayton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the West Drayton solicitor is on the Bank of Ireland conveyancing panel.
Just had an offer accepted on a new build flat in West Drayton. 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 legal work.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in West Drayton
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Due to the advice of my in-laws I had a survey completed on a house in West Drayton in advance of instructing solicitors. I have been advised that there is a flying freehold element to the house. My surveyor has said that some banks will refuse to grant a loan on such a premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in West Drayton. Conveyancing will be smoother if you use a solicitor in West Drayton especially if they regularly deal with such properties in West Drayton.
We're novice buyers - had an offer accepted, but the agent informed us that the vendor will only issue a contract if we appoint their chosen solicitors as they need a ‘quick sale’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in West Drayton
It is highly unlikely the owners are behind this. If they desire ‘a quick sale', taking such a hostile approach to a serious buyer is going to damage their objectives. Bypass the agents and go straight to the sellers and explain that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted West Drayton conveyancing solicitors - as opposed tothose that will earn the estate agent a kickback or hit his conveyancing targets pre-set by corporate headquarters.
I’m about to sell my basement flat in West Drayton. Conveyancing has not commenced, but I have recently received a quarterly service charge demand – what should I do?
The sensible thing to do is discharge the maintenance contribution as usual given that all ground rent and maintenance payments should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Following years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in West Drayton. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We can put you in touch with a West Drayton conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a West Drayton property is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case was in relation to 2 flats. The unexpired lease term was 69 years.
I am an executor of my recently deceased mum’s Will, with a house in West Drayton which is to be sold. The property is unregistered at HMLR and I'm told that some purchasers will insist that it is in place before they'll proceed. What's the mechanism for this?
In the situation that you have set out it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.