We were about to instruct a conveyancing solicitor in Cockfosters endorsed by you but have come across some other fee calculations via the web look less expensive – why is this?

There are numerous firms advertising so-called cut-price conveyancing, unfortunately it’s common in such cases for additionalcharges end up with the completion bill markedly uplifted. In accordance with regulatory requirements fees outlined in terms and conditions should be equitable raised The law firms that we put forward for conveyancing in Cockfosters clearly state all charges for a residential conveyancing case.

Is it possible for conveyancing in Cockfosters to be finalised in under 10 days?

First, If the seller is applying time constraints to sign contracts we would recommend that your lawyer is familiar with the area as they will have local connections and knowledge. It is even conceivable that they would have handled previoushomes in the same neighbourhood. Therefore consider using a Cockfosters conveyancing firm. In addition, be sure that the lawyer is on the lender panel. It is understood that just under twenty per cent of Cockfosters conveyancing transactions are delayed or jeopardised after finding out that a purchaser’s conveyancer was not on their mortgage lender’s member panel. This can often result in the legal transfer of property being held up by as much as three weeks. It is estimated that this issue affects approximately one hundred thousand home moves every year. Almost all Cockfosters conveyancing firms can not represent certain banks so do check at the outset.

The estate agent has sent us the confirmation of our purchase of a new build flat in Cockfosters. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Cockfosters

Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

In my capacity as executor for the will of my aunt I am selling a property in Cardiff but I am based in Cockfosters. My lawyer (approximately 300 kilometers awayneeds me to execute a statutory declaration ahead of completion. Could you suggest a conveyancing solicitor in Cockfosters to witness and place their company stamp on the document?

Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Cockfosters based

I am a negotiator for a long established estate agent office in Cockfosters where we have witnessed a number of leasehold sales put at risk as a result of short leases. I have received inconsistent advice from local Cockfosters conveyancing solicitors. Can you shed some light as to whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I am the proprietor of a first flat in Cockfosters. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?

You certainly can. We can put you in touch with a Cockfosters conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Cockfosters flat is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case related to 2 flats. The unexpired term was 70.31 years.