Finally, a loan offer from Nationwide for the remortgage of my 2 bedroom apartment is due by the end of next week. Could you propose a low cost conveyancing lawyer in Waltham Abbey?

This site is not designed to help those in their quest for the cheapest conveyancing solicitors in Waltham Abbey. Our goal is to offer cost effective conveyancing but we do not aim to work with the cheapest lawyers. Do not be swayed by brokers offering £100 conveyancing in Waltham Abbey. At best, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst you will end up spending a lot in extras and still not receive the service you were hoping for.

I can see plenty of information on this site about conveyancing in Waltham Abbey but can you isolate your top tip for finding the right conveyancer in Waltham Abbey

We would encourage you not to base your choice on the cheapest Waltham Abbey conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being problematic. The Waltham Abbey solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have finally had an offer on a maisonette in Waltham Abbey accepted, the vendors do however have a dependent purchase. The sellers have offered on a property, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have chosen a nearby conveyancing solicitor in Waltham Abbey. What should be my next step? At what stage should I apply for the mortgage with Aldermore?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then survey, Waltham Abbey conveyancing search fees, etc). First, you must check that your solicitor is on the Aldermore approved list. As to the next phase this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. In a hot market many buyers will apply for a home loan with Aldermore and pay for the valuation and only if it comes back ok would they ask their lawyer to proceed with the conveyancing in Waltham Abbey.

Just bought a detached house in Waltham Abbey , how long will it take for the Land Registry to record my ownership? My Waltham Abbey conveyancing solicitor works at snail pace, so I want to check the land registry aspects are dealt with.

There is nothing unique when it comes to conveyancing in Waltham Abbey registration formalities. Rather than based on location, timescales can differ depending on the party submitting the application, whether there are errors and whether the Land registry have to notify any other parties. At present roughly 80% of submission are fully dealt with in less than three weeks but some can be subject to protracted delays. Registration occurs after the purchaser is living at the property so an expedited registration is not always top priority but if there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Waltham Abbey is where the house is located. Can you shed any light on this issue?

Flying freeholds in Waltham Abbey are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Waltham Abbey you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Waltham Abbey may decide 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 property.

I've recently bought a leasehold house in Waltham Abbey. Do I have any liability for service charges relating to a period prior to completion of my purchase?

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. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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).

I inherited a second floor flat in Waltham Abbey. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?

in cases where there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the LVT to assess the price payable.

An example of a Freehold Enfranchisement case for a Waltham Abbey property is 201 & 201a St. Barnabas Road in October 2013. The Tribunal decided that the price to be paid by the Applicants for the freehold interest is £20,071. This case was in relation to 2 flats. The unexpired term was 69.26 years.