It is 10 years ago since I acquired my home in Addiscombe. Conveyancing lawyers have just been retained on the sale but I am unable to track down my title deeds. Is this a problem?
You need not be too concerned. Firstly the deeds may be with your mortgage company or they may still be with the conveyancers who oversaw the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Addiscombe involves registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.
Our lender has recommended solicitors on their panel based in Addiscombe but I would rather instruct a conveyancing lawyer in Addiscombe or nearer to where I live. Can you help?
It is by no means the case that all Addiscombe conveyancing practices are approved and listed on all banks conveyancing panel. Use our find an approved solicitor tool to identify a Addiscombe conveyancing firm on the on the mortgage company panel.
I am buying a house and the lawyer has mentioned Chancel Repair to which the property could be obligated to pay given it’s proximity to the area of such a church. She has mentioned insurance. Is this really necessary for conveyancing in Addiscombe
Unless a prior acquisition of the premises took place post 12 October 2013 you may assume that lawyers handling conveyancing in Addiscombe to remain encouraging a chancel search and or chancel repair liability insurance.
Are there restrictive covenants that are commonly identified as part of conveyancing in Addiscombe?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Addiscombe. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing my first flat in Addiscombe with a loan from Bank of Scotland. The developers would not move on the amount so I negotiated £7000 of additionals instead. The sale representative advised me not to tell my solicitor about this deal as it will affect my mortgage 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.
Last March I purchased a leasehold flat in Addiscombe. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, 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 am the registered owner of a two-bedroom flat in Addiscombe. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
You certainly can. We can put you in touch with a Addiscombe conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Addiscombe property is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case related to 4 flats. The unexpired term as at the valuation date was 98 years.