It is is a decade since I bought my house in Blakeney. Conveyancing solicitors have now been instructed on the sale but I am unable to find my deeds. Will this cause complications?
You need not be too concerned. First there is a possibility that the deeds will be with your lender or they may be in the possession of the solicitor who handled your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Blakeney involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
is it true that all Blakeney solicitor firms on the Leeds Building Society conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be governed by the SRA. Many lenders do list licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
Last month we had a mortgage agreed in principle with Bank of Ireland. Blakeney conveyancing practitioners have been instructed. How long does it take for Bank of Ireland to forward the offer to the conveyancer?
Some lenders take longer than others. Have Bank of Ireland completed the survey? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Blakeney conveyancer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I'm buying my first flat in Blakeney benefiting from help to buy. The sellers would not move on the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not disclose to my solicitor about the side-deal as it may adversely affect my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
We're FTB’s - had an offer accepted, yet the property agent informed us that the vendor will only issue a contract if we instruct their chosen lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local solicitor used to conveyancing in Blakeney
It is improbable the sellers are driving this. Should the owner desire ‘a quick sale', turning down a serious buyer is likely to cause more damage than good. Speak to the vendors direct and make sure they comprehend that (a)you are serious buyers (b)you are ready to progress, with finances arranged © you are chain free (d) you wish to move quickly (e)however you will continue to appoint your preferred Blakeney conveyancing solicitors - as opposed tothe ones that will provide their negotiator at the agency a commission or achieve conveyancing thresholds pre-set by senior management.
I only have 62 years left on my lease in Blakeney. I now wish to extend my lease but my freeholder is missing. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to find the lessor. In some cases an enquiry agent would be helpful to conduct investigations and to produce a report to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on investigating the landlord’s absence and the application to the County Court covering Blakeney.
I bought a basement flat in Blakeney, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Blakeney with an extended lease are worth £216,000. The ground rent is £50 levied per year. The lease runs out on 21st October 2094
You have 68 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
I pay a maintenance fee for my appartment in Blakeney. Due to losing my job and other issues I slipped into arrears with remittance. The managing agents agreed a payment schedule but there remains in the region of £3000 currently outstanding.
I now wish to sell and I am worried this may threaten to derail the sale if I have to settle the amount due in advance. Do I have to settle before - is this achievable?
Your property lawyer will hopefully be in a position to negotiate with the management company, with a new to seeing if they would accept settlement from sale proceeds. Here is an example of why it is sensible to appoint a property lawyer in Blakeney as they are likely to have an established relationship with the parties.