It is 10 years ago since I purchased my home in Beaconsfield. Conveyancing lawyers have recently been appointed on the sale but I am unable to track down my title documents. Is this a problem?
Don’t worry too much. Firstly the deeds may be kept by your lender or they may be archived with the lawyers who acted in the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in Beaconsfield involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
Do I need to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Beaconsfield so that I can pop in to their offices when needed.
As opposed to ten years ago, most mortgage companies no longer need their conveyancing panel lawyer to witness the mortgagors signature. You will still be obliged to hand over identification documents and there are still manifest benefits to instructing a locally based ayer, in your case a conveyancing solicitor in Beaconsfield.
Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who handled the conveyancing in Beaconsfield 5 years ago are no longer around. What are my options?
Nowadays there are duplicates made of almost everything, and your conveyancer will know precisely where to look for all the relevant documentation so you can buy or sell your house without a hitch. Where copies are not available, your conveyancer may be able to arrange cover in the form of insurance or indemnities against future claims on the property.
Due to the advice of my in-laws I had a survey completed on a house in Beaconsfield ahead of instructing lawyers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some lenders may not issue a loan on this type of property.
It depends who your proposed lender is. HSBC has different requirements from Halifax. If you contact us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Beaconsfield. Conveyancing may be slightly more expensive based on your lender's requirements.
We are a fortnight into a residential purchase having been directed to solicitors by the local agent to perform conveyancing in Beaconsfield. I am not happy. Can you help me find new lawyers?
A conveyancer would need to be very bad in order to consider replacing them. Has the mortgage been issued? If so you need to make them aware of the replacement conveyancer and get the loan are re-sent. The solicitor ideally should be on the lenders approved list to avoid escalating fees and frustration. That should be your starting point. The find a solicitor tool will help you find a bank approved conveyancer for your home move in Beaconsfield
I am intending to sublet my leasehold apartment in Beaconsfield. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
Some leases for properties in Beaconsfield do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I purchased a 1 bedroom flat in Beaconsfield, conveyancing was carried out March 2005. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Beaconsfield with a long lease are worth £175,000. The ground rent is £65 charged once a year. The lease ends on 21st October 2083
You have 58 years unexpired the likely cost is going to be between £23,800 and £27,400 plus 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 are not able to provide the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.