Completed the sale of my flat in Wallingford last November yet the purchaser is texting every few hours to moan that their conveyancer needs to hear from mine. What are the post completion sale formalities now that I have sold?

Following your sale your solicitor is committed to send the transfer documentation and all supplemental paperwork to the purchaser's lawyers. If applicable, your conveyancer must also confirm that the home loan has been discharged to the buyers solicitors. There are no post completion procedures just for conveyancing in Wallingford.

I am assisting my sister sell her house in Wallingford. Does the conveyancer arrange the energy performance certificate or should I organise this?

After the demise of HIPs, energy performance certificates was kept a required component of selling a property. An EPC should be to hand before the property is marketed. This is not as aspect of the sale process that solicitors normally arrange. If you are instructing a Wallingford conveyancing practitioner they might be able to arrange EPC’s due to their relationships with reputable local energy assessors

I am the single beneficiary of my late father’s will and I have everything in my name alone, including the house in Wallingford. The Wallingford property was put into my name in December. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my property ownership could be treated the same way as though I had purchased the house in December. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. many mortgage companies would take a sensible view as this provision principally exists to pick up on the purchase and immediately sell or the flipping of property.

The formalities of my purchase has taken place for my property in Wallingford. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Various internet forums that I have come across warn that are the main reason for obstruction in Wallingford house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Wallingford.

I am looking for a leasehold apartment up to £305k and found one round the corner in Wallingford I like with amenity areas and station in the vicinity, however it's only got 51 years unexpired on the lease. There is not much else in Wallingford in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a home loan that many years may be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

I am attracted to a couple of maisonettes in Wallingford which have approximately 50 years unexpired on the leases. should I be concerned?

There is no doubt about it. A leasehold flat in Wallingford is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it adversely affects the marketability of the premises. For most purchasers and lenders, leases with less than eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Wallingford conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Leasehold Conveyancing in Wallingford - Examples of Queries Prior to Purchasing

Be sure to find out if the the lease contains any onerous restrictions in the lease. For example plenty of leases prohibit pets being permitted in in a block in Wallingford. If you love the propertyin Wallingford yet your cat is not allowed to move with you then you have a very hard choice. The best form of lease structure is where the freehold interest is owned by the leaseholders. In this scenario the leaseholders enjoy being in charge if their destiny and although a managing agent is usually employed where the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. Best to be warned if fixing the lift or some other major work is due shortly to be shared between the leasehold owners and could well materially impact the level of the service charges or result in a one time payment.