Finally the sale completed on my house in Castle Bromwich last October but my buyer keeps e-mailing every few hours complaining that her lawyer needs to hear from mylawyer. What should my lawyer have done now that I have sold?
Following your sale your conveyancer is duty bound to deliver the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Where relevant, your conveyancer must also evidence that the mortgage has been discharged to the buyers lawyers. There are no post completion steps specific conveyancing in Castle Bromwich.
My wife and I have recently appointed a conveyancing solicitor in Castle Bromwich. I I am struggling to find out if they are accepted on the Skipton Building Society approved list of lawyers. Can you help?
The first thing to do is contact your conveyancer and ask them if they are on the lender panel. Otherwise you should get in touch with Skipton Building Society who may be able to assist.
I am the sole beneficiary of my late mum's estate and I have everything in my name alone, including the my former home in Castle Bromwich. The Castle Bromwich property was put into my name in July. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship could be treated the same way as if I'd bought the property in July. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How practical a view lenders take of it, depend on the mortgage company as this provision principally exists to capture subsales or the wholesaling and assigning of property.
We have agreed to purchase a house in Castle Bromwich. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?
Given that you are obtaining a mortgage with Santander your lawyer must comply with the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Santander where a lease does not satisfy these provisions. The requirements relate to the installation of panels on properties nationwide and is not restricted to Castle Bromwich.
I currently have a mortgage with Bank of Ireland for my property in Castle Bromwich. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?
Your original mortgage agreement with Bank of Ireland will provide that you need their approval prior to letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel lawyer.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Castle Bromwich?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Castle Bromwich. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build apartment in Castle Bromwich. Conveyancing is daunting 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 legal work.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Castle Bromwich
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
There are only 62 years left on my flat in Castle Bromwich. I now wish to extend my lease but my freeholder is can not be found. What options are available to me?
If you meet the appropriate requirements, 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 mean that your lease can be granted an extra 90 years by the Court. However, you will be required to prove that you have used your best endeavours to locate the landlord. For most situations an enquiry agent would be helpful to conduct investigations and to produce a report which can be accepted by the court as proof that the landlord can not be located. It is advisable to get professional help from a solicitor both on devolving into the landlord’s absence and the application to the County Court overseeing Castle Bromwich.
I invested in buying a garden flat in Castle Bromwich, conveyancing formalities finalised 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Castle Bromwich with an extended lease are worth £197,000. The ground rent is £55 yearly. The lease expires on 21st October 2080
With only 55 years remaining on your lease we estimate the price of your lease extension to span between £31,400 and £36,200 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.