Willretaining a Bedmond conveyancing solicitor make my purchase more efficient?
Generally conveyancing practitioners in your neck of the woods will have excellent alliances with your local authority, which could help with the Bedmond conveyancing searches that your conveyancer will inevitably need. It can only assist if they enjoy strong relationships with the Local Land Registry Office your area Bedmond, other property lawyers in the neighbourhood and Bedmond selling agents.
It is 10 years ago since I acquired my property in Bedmond. Conveyancing lawyers have recently been instructed on the sale but I can't find the title deeds. Is this a problem?
Don’t worry too much. First there is a possibility that the deeds will be retained by your lender or they could be in the possession of the conveyancers who handled the purchase. Secondly in most cases the land will be recorded 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. Most conveyancing in Bedmond relates to registered property but in the unlikely event that your property is not registered it is more of a problem but is resolvable.
My uncle passed away last year and as sole heir and executor I was left the property in Bedmond. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this allowed?
Given you intend to refinance then Kent Reliance will require that you use a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Bedmond is where the house is located. Can you shed any light on this issue?
Flying freeholds in Bedmond are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bedmond you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bedmond may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Back In 2007, I bought a leasehold flat in Bedmond. Conveyancing and Platform Home Loans Ltd mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Bedmond who previously acted has now retired. What should I do?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to incur the fees of a Bedmond conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a basement flat in Bedmond, conveyancing formalities finalised July 2007. Can you work out an approximate cost of a lease extension? Comparable properties in Bedmond with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ceases on 21st October 2099
With 74 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.
I'm selling a apartment in Bedmond. I can find my conveyancer's company on the Law Society's list, but I can't find my conveyancer's name on the list. Is this a big problem?
Not all staff in the company must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unlicensed staff.