It is a dozen years since I acquired my house in Amersham. Conveyancing lawyers have recently been instructed on the sale but I am unable to locate my deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be kept by the lender or they may be archived with the solicitor who acted in the purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Amersham relates to registered property but in the rare situation where your home is unregistered it is more of a problem but is resolvable.
I am the sole beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Amersham. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the property in October. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. many mortgage companies would take a sensible view as this clause is principally there to pick up on subsales or the wholesaling and assigning of property.
Is there a list of UBS panel solicitors in Amersham on the Building Society Association’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of banks make their panel listings viewable online. Where you are seeking to appoint a Amersham conveyancing practitioner on the UBS please use our tool.
I have finally had an offer on an apartment in Amersham agreed to, the sellers do however have a dependent purchase. The sellers have offered on a flat, however it’s not yet tied up, and have viewings of other properties in the pipeline. I have chosen a local conveyancing solicitor in Amersham. What should be my next step? When do I get the mortgage application with Aldermore going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx £1k, then survey, Amersham conveyancing search charges, etc). First, you should check that your conveyancer is on the Aldermore conveyancing panel. Regarding the subsequent phase this very much depends on the specifics of your case, attraction to the property and on the state of the market. In a buoyant market the majority of home buyers will apply for a home loan with Aldermore and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to move forward with searches.
I decided to have a survey completed on a property in Amersham in advance of retaining conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some banks will refuse to grant a loan on such a house.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. If you call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Amersham. Conveyancing may be slightly more expensive based on your lender's requirements.
How easy is it to use the search tool to select a conveyancing practitioner in Amersham on the approved list for my lender?
1st select a mortgage company such as National Westminster Bank, Norwich and Peterborough Building Society or Barclays Direct then type in your preferred area for example Amersham. Conveyancing organisations in Amersham and nationally will then be shown.
My wife and I purchased a leasehold house in Amersham. Conveyancing and HSBC Bank mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Amersham who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to instruct a Amersham conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Amersham Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
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Is anyone aware of any major works on the horizon that will likely increase the maintenance charges? Who are the managing agents? The prefered form of lease structure is where the freehold reversion is owned by the leaseholders. In this arrangement the tenants benefit from being in charge if their destiny and although a managing agent is frequently retained if the building is larger than a house conversion, the managing agent is directed by the tenants.
Why can't I complete my conveyancing in Amersham on May bank holiday?
Because on completion the funds needs to be transferred electronically between the banks of the buyer and owner’s conveyancing practitioner and currently this can only take place on a working day. It is not possible to complete on a weekend either.