We're in Enfield Town, First timers buying with a mortgage (lender is Coventry BS , and our lawyer is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Enfield Town?
There are many registered licenced Conveyancers in Enfield Town and Solicitor partnerships in Enfield Town who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. Both can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
When it comes to mortgage companies such as Kent Reliance, do Enfield Town solicitors incur a yearly amount to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
My fiancee and I are at the point of looking at flats in Enfield Town and I am about to put in an offer. Should I already have a lawyer in place at this stage? I intend to finance via a home loan with UBS.
It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are getting a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.
I am purchasing my first flat in Enfield Town with the aid of help to buy. The sellers would not reduce the price so I negotiated 6k of extras instead. The property agent suggested that I not reveal to my lawyer about this extras as it will jeopardize my loan with the lender. Is this normal?.
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.
In my capacity as executor for the will of my uncle I am disposing of a residence in Newport but I am based in Enfield Town. My solicitor (who is 250 kilometers from merequires that I execute a statutory declaration ahead of completion. Could you suggest a conveyancing solicitor in Enfield Town to witness this legal document for me?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are based in Enfield Town
I've recently bought a leasehold property in Enfield Town. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Following months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Enfield Town. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We are happy to put you in touch with a Enfield Town conveyancing firm who can help.
An example of a Lease Extension decision for a Enfield Town premises is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case affected 1 flat. The unexpired residue of the current lease was 81.79 years.