My property lawyer in Wilsden has never been on on the Halifax Conveyancing Panel. Can I still use my family solicitor notwithstanding that they are not on the Halifax list of approved lawyers?
Your options are as follows:
- Carry on with your preferred Wilsden lawyers but Halifax will need to use a solicitor on their list of acceptable firms. This will inevitably rack up the overall legal charges and result in frustration.
- Choose an alternative lawyer to act in the conveyancing, obviously checking they are on the Halifax panel
I bought my house on 9 November and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Wilsden expressed confidence that it will be dealt with in less than a month. Are properties in Wilsden particularly slow to register?
As far as conveyancing in Wilsden registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can vary according to the party submitting the application, whether there are errors and if the Land registry need to notify any other persons or bodies. Currently in the region of three quarters of such applications are fully addressed in less than three weeks but occasionally there can be longer hold-ups. Historically registration takes place once the buyer is living at the property so post completion formalities is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Wilsden is the location of the property. Is there any guidance you can give?
Flying freeholds in Wilsden are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wilsden you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wilsden 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 premises.
I am looking into buying my first house which is in Wilsden and I am already nervous. I couldn't find anything specific about Wilsden. Conveyancing will be needed in due course but do you know about the Wilsden area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Wilsden. In the meantime here are some basic statistics that we found
There are only 72 years remaining on my lease in Wilsden. I need to get lease extension but my freeholder is absent. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to prove that you have made all reasonable attempts to track down the lessor. On the whole an enquiry agent would be helpful to carry out a search and to produce an expert document to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a conveyancer both on proving the landlord’s disappearance and the application to the County Court covering Wilsden.
I acquired a garden flat in Wilsden, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Wilsden with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease finishes on 21st October 2079
You have 55 years unexpired we estimate the price of your lease extension to be between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.