At what point will exchange of contracts take place for sale conveyancing in Cann Hall and do I need to attend the solicitors office?

If you are local to our conveyancing solicitors in Cann Hall you are invited in to sign contracts. However, the law practices we recommend provide countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when dealing with you electronically. The executing of the property agreement is not the important part. Signing on the dotted line is necessary for the conveyancer to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Cann Hall)to be in the office at the appropriate time.

I just acquired a flat at auction in Cann Hall. Conveyancing is required. What happens now?

Given that you are now exchanged you must find a conveyancing lawyer quickly as you now have a tight a fixed date to complete the property. Every auction property will have a corresponding auction pack. This will include evidence of title and search results. In the case of leasehold property the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You must hand this to the solicitor working for you as soon as possible. Do make sure that you have funds in place to complete the transaction on the set completion date.

We are due to move property in February. Should my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you put forward a removal company in Cann Hall. Conveyancing firm was chosen before I stumbled across your page.

On the afternoon of completion you can pick up the keys from your selling agent however this can only be done after the vendors solicitors inform the agent that the monies to complete are in and the keys can be handed over. After that you should inform the removal men that you are ready to move in. We are not in a position to recommend a specific removal organisation but can assist you in locating a conveyancing in Cann Hall or a legal practice with expertise in conveyancing in Cann Hall.

After shopping around on the internet I have found a Cann Hall conveyancer having checked that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Cann Hall surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I'm buying my first flat in Cann Hall with a mortgage from Halifax. The builders refused to move on the price so I negotiated 6k of additionals instead. The property agent advised me not inform my solicitor about the deal as it would adversely affect my mortgage with Halifax. 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.

I am employed by a busy estate agent office in Cann Hall where we see a few flat sales put at risk due to short leases. I have received inconsistent advice from local Cann Hall conveyancing solicitors. Could you confirm whether the seller of a flat can initiate the lease extension process for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.

An alternative approach is 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 buyer.

I own a ground floor flat in Cann Hall. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?

if there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the LVT to assess the sum to be paid.

An example of a Freehold Enfranchisement matter before the tribunal for a Cann Hall flat is 36 New Wanstead in August 2010. The Tribunal arrived at a valuation of the premium for the freehold of £22,359. This case affected 2 flats. The number of years remaining on the existing lease(s) was 73.92 years.

How and when do I cover the costs of the Stamp Duty Land Tax chargeable for my house transaction in Cann Hall?

The majority of solicitors tend to complete a Land Transaction Return Form on your behalf as part of your Cann Hall conveyancing transaction for signature. After completion your solicitor will submit your Land Transaction Return Form to the Inland Revenue and - as long as they have the money - settle any land tax liability for you.