I am helping my sister sell her property in Cippenham. Will the conveyancer commission an EPC or do I organise this?
Following the demise of HIPs, energy performance certificates was left as a compulsory element of moving house. An energy performance certificate must be commissioned before the property is put on the market. It is not something that conveyancers normally organise. Where you are instructing a Cippenham conveyancing lawyer they may be able to arrange energy assessments due to their contacts with long established local energy assessors
I am buying a property in Cippenham. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?
As your lender is Leeds Building Society your lawyer must check the conveyancing requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Leeds Building Society where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties countrywide and is not restricted to Cippenham.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Cippenham conveyancer on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I purchased a terraced Edwardian property in Cippenham. Conveyancing practitioner represented me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cippenham and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing practitioner who conducted the work.
About to purchase a new build flat in Cippenham. Conveyancing is a frightening process 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 is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Cippenham
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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 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. Please confirm the Lease plans are surveyor prepared.
How simple is it to swap conveyancer as I have to find one who is on the Lloyds TSB Bank conveyancing panel. I had appointed a local conveyancing solicitor in Cippenham round the corner but he is not accepted by Lloyds TSB Bank
It would be our pleasure to assist you find a conveyancing solicitor in Cippenham on the Lloyds TSB Bank panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Cippenham. Using search facility on this page, you can compare fees for conveyancing solicitors in Cippenham and beyond.
My wife and I purchased a leasehold flat in Cippenham. Conveyancing and Barclays mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Cippenham who acted for me is not around. Any advice?
First contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to instruct a Cippenham conveyancing lawyer to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a basement flat in Cippenham, conveyancing having been completed in 2001. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Cippenham with an extended lease are worth £179,000. The ground rent is £65 yearly. The lease ends on 21st October 2082
You have 57 years left to run we estimate the price of your lease extension to span between £26,600 and £30,800 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt 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 before seeking the advice of a professional.
Should I stop my mortgage payments with Bank of Ireland as soon as a completion date for my home sale in Cippenham has been agreed?
You are best advised to continue paying any mortgage sums to Bank of Ireland pending the mortgage being redeemed from the proceeds of sale as part of your Cippenham conveyancing.