I am helping my aunt sell her flat in Waltham Cross. Does the conveyancing solicitor commission an EPC or do I organise this?
After the abolition of HIPs, energy performance certificates was maintained a required part of selling a house. An EPC must be to hand in advance of the property being marketed. It is not as aspect of the sale process that solicitors ordinarily arrange. Where you are using a Waltham Cross conveyancing solicitor they might help arrange energy performance certificates given their relationships with long established Waltham Cross providers
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Waltham Cross property lawyer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Waltham Cross off the council. I have a mortgage agreed with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I require quick conveyancing in Waltham Cross as I am faced with pressure to complete within one month. A home loan is not required. Can I avoid the conveyancing searches to save money and time?
As you are not getting a mortgage you have the choice not to do searches although no solicitor would recommend that you don't. With plenty of history conveyancing in Waltham Cross the following are examples of what can crop up and adversely impact future saleability: Refused Planning Applications, Overdue Charges, Overdue Grants, Railway Schemes,...
How does conveyancing in Waltham Cross differ for newly converted properties?
Most buyers of new build or newly converted property in Waltham Cross come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Waltham Cross tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Waltham Cross or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in Waltham Cross I like with a park and railway links nearby, however it's only got 61 years unexpired on the lease. There is not much else in Waltham Cross for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage that many years will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
How straightforward is it to use your search facility to locate a conveyancing lawyer in Waltham Cross on the approved list for my bank?
First pick a mortgage company such as Halifax, The Royal Bank of Scotland or Nottingham Building Society then type in your location for instance Waltham Cross. Conveyancing practices in Waltham Cross and beyond will then be identified.