Would the conveyancing lawyers that you recommend conduct right to buy conveyancing in Waltham Cross?

We have identified a variety of conveyancing specialists carrying out right to buy transactions Please get in touch with us with a view to secure a conveyancing quote.

Will my conveyancer be raising questions regarding flooding during the conveyancing in Waltham Cross.

The risk of flooding is if increasing concern for lawyers dealing with homes in Waltham Cross. There are those who purchase a property in Waltham Cross, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, but there are a number of checks that may be carried out by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Waltham Cross. The standard information given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to discover if the premises has suffered from flooding. In the event that the property has been flooded in past which is not notified by the vendor, then a purchaser may commence a legal claim for losses as a result of such an incorrect response. The purchaser’s conveyancers should also order an environmental search. This should disclose if there is any known flood risk. If so, more detailed investigations should be carried out.

I'm buying my first flat in Waltham Cross with a loan from Virgin Money. The builders refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not to tell my conveyancer about this side-deal as it could impact my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

If all goes to plan we aim to complete our sale of a £125,000 flat in Waltham Cross in just under a week. The freeholder has quoted £312 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Waltham Cross?

Waltham Cross conveyancing on leasehold flats typically involves administration charges invoiced by landlords agents :

Completing pre-contract questions Where consent is required before sale in Waltham Cross Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Waltham Cross leasehold premises is £350. For Waltham Cross conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

Having spent months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Waltham Cross. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

You certainly can. We are happy to put you in touch with a Waltham Cross conveyancing firm who can help.

An example of a Vesting Order and Purchase of freehold case for a Waltham Cross flat is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case related to 2 flats. The unexpired lease term was 80.01 years.

I happen to be an executor of my recently deceased parent's Will, with a bungalow in Waltham Cross which is to be marketed. The house is unregistered at HMLR and I'm advised that many buyers solicitors will insist that it is completed before they will proceed. What's the mechanism for this?

In the situation you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.