It is is a decade since I bought my home in Ascot. Conveyancing lawyers have now been instructed on the sale but I am unable to find the title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by your lender or they could still be with the lawyers who acted in the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Ascot involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
I am helping my step-mother sell her property in Ascot. Will the solicitor order the energy performance certificate or it is for the seller to see to?
Following the demise of Home Packs, energy performance certificates was left as a mandatory component of selling a property. An energy assessment needs to be to hand in advance of the property being advertised. This is not a task that law firms ordinarily arrange. Where you are instructing a Ascot conveyancing solicitor they may help arrange energy performance certificates given their contacts with long established Ascot energy assessors
Please help - my lawyer says that lack of planning permission insurance is required on my purchase. What is the level of cover for Ascot conveyancing?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.
Is it correct that all Ascot CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing panel?
Some major lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
Should commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in Ascot?
Its becoming the norm that commercial conveyancing solicitors in Ascot will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Ascot. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ascot.
For each commercial conveyancing transaction in Ascot it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Ascot commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Ascot.
I am looking for a ground for flat up to £245,000 and found one round the corner in Ascot I like with open areas and railway links in the vicinity, however it only has 52 years on the lease. I can't really find anything else in Ascot suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage the remaining unexpired lease term may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
Should I be concerned that brokers that I am dealing with are recommending a factory type conveyancing firm as opposed to a High Street Ascot conveyancing practice?
As is the case with lots of professional services, often recommendations from connections can be extremely useful or valuable. But there are many parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders may put forward solicitors to retain. On occasion the conveyancers might be known to one of the organisations as being good in their field, but sometimes there might be a financial incentive behind the recommendation. You have the right to choose your own lawyer. You need to be aware that many lenders specify a panel list of law firms you must use for the mortgage aspect of your conveyancing.
When it comes to leasehold conveyancing in Ascot what are the most common lease problems?
There is nothing unique about leasehold conveyancing in Ascot. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:
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A provision to repair to or maintain elements of the building Clauses dealing with recovering service charges for expenditure on the building or common parts.
A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Barnsley Building Society, and Clydesdale all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the buyer to withdraw.
I acquired a leasehold flat in Ascot, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Corresponding properties in Ascot with a long lease are worth £176,000. The ground rent is £50 yearly. The lease ceases on 21st October 2106
You have 80 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.