It is 10 years ago since I purchased my home in Bramhall. Conveyancing solicitors have recently been retained on the sale but I can't find my deeds. Will this cause complications?
Don’t worry too much. First the deeds may be with your lender or they may be in the possession of the solicitor who handled your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Bramhall involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
I am considering applying for a Bank of Ireland mortgage for purchase of a newly converted (under development) in Bramhall with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?
There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am helping my mother sell her flat in Bramhall. Will the solicitor arrange an EPC or it is for the seller to see to?
After the demise of Home Packs, energy assessments was maintained a compulsory element of selling a property. An energy assessment should be to hand in advance of the property being advertised. It is not something that solicitors ordinarily arrange. If you are instructing a Bramhall conveyancing lawyer they might help arrange energy assessments due to their contacts with reputable local energy assessors
This question may be naive but I am unseasoned as a first time buyer of a garden flat in Bramhall. Do I collect the keys to the premises on completion from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Bramhall?
On the day of completion you do not need to attend the conveyancers office in Bramhall. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you will be called to pick up the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.
I have instructed a Bramhall conveyancing practitioner having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Bramhall surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
About to purchase a new build flat in Bramhall. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bramhall
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Bramhall is the location of the property. Is there any advice you can impart?
Flying freeholds in Bramhall are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bramhall you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bramhall may determine 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 premises.
Can you offer any advice when it comes to appointing a Bramhall conveyancing firm to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Bramhall conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Bramhall conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:
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Can they put you in touch with clients in Bramhall who can give a testimonial? If the firm is not ALEP accredited then what is the reason?
I own a basement flat in Bramhall, conveyancing was carried out November 2000. How much will my lease extension cost? Comparable properties in Bramhall with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £50 yearly. The lease comes to an end on 21st October 2093
With 68 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.