Having sold my house in Brandesburton last August yet the purchaser is telephoning daily to say their lawyer is waiting to hear from mysolicitor. What are the post completion sale legalities now that I have sold?
Following your disposal your lawyer is duty bound to deliver the transfer deeds and all supplemental paperwork to the purchaser's solicitors. If applicable, your solicitor must also evidence that the home loan has been discharged to the buyers solicitors. There is unlikely to be post completion procedures unique to conveyancing in Brandesburton.
We have agreed to purchase a house in Brandesburton. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
Given that your lender is TSB your lawyer must comply with the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to TSB where a lease does not meet these requirements. The requirements relate to the installation of panels on properties nationwide and is not isolated to Brandesburton.
After months of negotiation I have agreed a price on an apartment in Brandesburton. My financial adviser recommended their conveyancers. I paid an on account payment of £150. Soon after, the property lawyer called me to say that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Brandesburton solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Brandesburton postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Brandesburton.
A relative recommended that if I am buying in Brandesburton I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Brandesburton conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Brandesburton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Brandesburton Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information concerning Brandesburton.
2 months have gone by since my purchase conveyancing in Brandesburton concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Brandesburton is where the house is located. Can you shed any light on this issue?
Flying freeholds in Brandesburton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brandesburton you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brandesburton 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 residence.
I have recently realised that I have Sixty One years unexpired on my lease in Brandesburton. I need to extend my lease but my freeholder is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to track down the lessor. For most situations a specialist should be helpful to conduct investigations and to produce an expert document to be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to proving the landlord’s disappearance and the application to the County Court overseeing Brandesburton.
I purchased a 1st floor flat in Brandesburton, conveyancing was carried out in 2010. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Brandesburton with a long lease are worth £197,000. The ground rent is £55 per annum. The lease ceases on 21st October 2081
With 55 years unexpired we estimate the price of your lease extension to range between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.