It is 10 years ago since I purchased my house in Clevedon. Conveyancing solicitors have now 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 there is a possibility that the deeds will be retained by your mortgage company or they may be in the possession of the conveyancers who acted in the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Clevedon relates to registered property but in the unlikely event that your home is not registered it is more tricky but is not insurmountable.
Will our lawyer be raising enquiries about flooding as part of the conveyancing in Clevedon.
The risk of flooding is if increasing concern for solicitors dealing with homes in Clevedon. There are those who buy a house in Clevedon, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, however there are a various searches that may be initiated by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Clevedon. The conventional set of property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to determine if the property has historically flooded. If flooding has previously occurred which is not revealed by the owner, then a buyer may bring a claim for damages as a result of such an incorrect answer. The buyer’s solicitors should also conduct an environmental search. This should indicate if there is any known flood risk. If so, further inquiries should be initiated.
I am buying a new build house in Clevedon with a mortgage from TSB. The builders refused to reduce the price so I negotiated 6k of extras instead. The house builders rep told me not reveal to my conveyancer about this extras as it could adversely affect my mortgage with TSB. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How does the Landlord & Tenant Act 1954 impact my commercial property in Clevedon and how can you help?
The particular law that you refer to gives security of tenure to commercial tenants, giving them the right to make a request to court for a new lease and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Clevedon
I today plan to offer on a house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have just found out that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Clevedon. Conveyancing advisers have not yet been instructed. Will they explain the issues?
The majority of houses in Clevedon are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Clevedon in which case you should be looking for a Clevedon conveyancing solicitor and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’spermission to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your lawyer should report to you on the legal implications.
Clevedon Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing
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The prefered form of lease arrangement is a share of the freehold. In this situation the leaseholders benefit from being in charge if their destiny and although a managing agent is often retained if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. It is important to be aware whether a new roof is being installed or some other significant cost is due in the foreseeable future to be shared amongst the tenants and will materially increase the the maintenance costs or result in a one off payment. You will want to find out as much as possible regarding the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents from a financial perspective and when it comes to daily matters like the cleanliness of the common parts. Enquire of other people what they think of them. On a final note, be sure you understand the dates that you are obliged pay the service charge to the managing agents and precisely how they are spending that money.
How up-to-date is your database of lawyers on the lender conveyancing panel in Clevedon? Do the banks send you an updated list?
Clevedon firms and firms conducting conveyancing in Clevedon themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the lender directly.