It is a dozen years since I acquired my property in Bramhall. Conveyancing lawyers have recently been instructed on the sale but I am unable to find the title deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be with your lender or they could be in the possession of the conveyancers who handled the 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 acquiring up to date copy of the land registers. The vast majority of conveyancing in Bramhall relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
I am looking to buy a property and need a conveyancing solicitor in Bramhall who is on the Leeds Building Society approved. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Leeds Building Society in certain locations such as Bramhall. We dont recommend any particular firm.
I am expecting a AIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Bramhall solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Bramhall solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
I'm spending time looking at houses in Bramhall and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with HSBC.
It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are taking out a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
The formalities of my purchase has taken place for my property in Bramhall. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
We're FTB’s - had an offer accepted, but the selling agent has warned us that the seller will only proceed if we use the agent's preferred conveyancers as they want a ‘quick sale’. We would rather use a high street solicitor accustomed to conveyancing in Bramhall
We suspect that the owner is not behind this requirement. Should the vendor require ‘a quick sale', turning down a serious purchaser is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Bramhall conveyancing firm - not the ones that will earn their estate agent a commission or achieve conveyancing thresholds demanded by head office.
I am on look out for some leasehold conveyancing in Bramhall. Before I get started I would like to find out the remaining lease term.
Assuming the lease is registered - and almost all are in Bramhall - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a split level flat in Bramhall, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Bramhall with over 90 years remaining are worth £222,000. The ground rent is £50 invoiced annually. The lease finishes on 21st October 2096
With just 71 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.
We own a leasehold flat in Bramhall. Conveyancing was finalised in 2011. I have heard that I mustn’t allow the lease length fall too low. Why is that a problem?
Bramhall leasehold properties are for a fixed period - often ninety nine years when they commenced. However many appartments in Bramhall were constructed or converted 30 or more years ago and so these leases now have fewer than 80 years unexpired. This may sound like a long time however Banks, Building Societies and other mortgage companies generally need leases to have at least seventy five years left to be mortgageable. Accordingly when you come to sell the property you will need to extend the term of your lease if you are nearing eighty years. To optimize your property value you should be thinking about whether to extend your lease well in advance of selling the property. You should note that there are advantages to doing so before the lease hits 80 years as when the lease is below 80 years the premium you have to pay to extend starts to escalate.