It is a dozen years since I purchased my property in Benson. Conveyancing lawyers have now been appointed on the sale but I can't find my title deeds. Will this cause complications?
You need not be too concerned. First the deeds may be with your lender or they could still be with the solicitor who handled your purchase. Secondly in all probability 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. Almost all conveyancing in Benson involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
A relative informed me that in purchasing a property in Benson there could be a number of restrictions preventing external changes to the property. Is this right?
We are aware of a number of properties in Benson which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Benson should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am selling my flat. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, HSBC are being pedantic. The Benson solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My offer on a semi in Benson has been accepted, but there is a chain. The sellers have offered on on an apartment, however it’s not been accepted yet, and have viewings of other flats booked. I have instructed a bricks and mortar conveyancing solicitor in Benson. What do I do now? At what stage should I apply for the mortgage with Nottingham?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Benson conveyancing search charges, etc). First, you must ensure that your conveyancer is on the Nottingham approved list. Regarding the subsequent phase this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. In a hot market some buyers will apply for a home loan with Nottingham and pay for the valuation and only if it comes back ok would they pay their conveyancer to move forward with searches.
How do I identify a Benson solicitor on the National Westminster Bank conveyancing panel? I have a car and am prepared to travel upto 20kilometers to meet the solicitor.
You can use the tool on this page. Please choose the bank and your location and you will see a number of Benson conveyancing lawyers based on proximity. We have detailed some Benson conveyancing firms towards the end of this page and you can ring them to verify if they are on the National Westminster Bank panel
I need to retain a conveyancing solicitor for remortgage conveyancing in Benson. I have land on a site which seems to have the ideal solution If there is a chance to get all formalities completed via web that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Do you have any top tips for leasehold conveyancing in Benson with the purpose of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Benson can be avoided if you instruct lawyers as soon as your agents start marketing the property and ask them to collate the leasehold information needed by the buyers’ representatives. You believe that you know the number of years remaining on your lease but it would be advisable verify this by asking your solicitors. A buyer’s lawyer will be unlikely to recommend their client to where the lease term is less than 80 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. A minority of Benson leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. Many landlords or Management Companies in Benson levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Benson. If you have carried out any alterations to the premises would they have required Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Benson state that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord acquiescing to such works. Should you dont have the approvals to hand do not communicate with the landlord without contacting your conveyancer in advance.
Benson Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing
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If a Benson lease has no more than eighty years it will affect the salability of the property. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will most likely need a lease extension sooner rather than later and it is worth discovering how much this will be. Remember, in most cases you would need to own the residence for 24 months in order to be legally able to extend the lease. Are there any major works on the horizon that will increase the service charges? Are any of leasehold owners in arrears of their service charge payments?
What type of property do your Benson conveyancing estimates apply to?
Our conveyancing quotes are only appropriate to standard domestic property in England & Wales. Should you have any different requirements such as industrial or agricultural land or commercial conveyancing in Benson do contact us to address your requirements .