How up to date is your database of Cookham solicitors on the TSB conveyancing panel? Do TSB send you an updated list?
Cookham conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
I am selling my flat in Cookham. Does my solicitor need to be required to be on the RBS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
I am helping my sister sell her property in Cookham. Does the conveyancer arrange an energy performance certificate or it is for the owner to coordinate?
Following the demise of Home Information Packs, energy assessments was retained a required element of moving house. An energy assessment must be to hand in advance of the property being advertised. It is not something that conveyancers ordinarily organise. Where you are using a Cookham conveyancing solicitor they may be willing to arrange energy assessments due to their contacts with long established local providers
Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Cookham. Do I receive the keys to the house on the completion date from my lawyer? If so, I will use a High Street conveyancing solicitor in Cookham?
On the day of completion you will not be required to attend the conveyancers office in Cookham. Your solicitors will electronically transfer the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you should be able to pick up the keys from the property Agents and move into your new home. This tends to happen early afternoon.
I currently have a mortgage with TSB for my property in Cookham. Conveyancing was finalised a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
TSB must be informed of your intention before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will permit you to let 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 TSB directly. You need not do this via a TSB conveyancing panel lawyer.
Are there restrictive covenants that are commonly picked up during conveyancing in Cookham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Cookham. 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…’
Estate agents have just been given the go-ahead to market my garden apartment in Cookham. Conveyancing is yet to be initiated, however I have recently received a yearly maintenance charge demand – Do I pay up?
It best that you clear the service charge as normal as all ground rent and service charges will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I acquired a 2 bed flat in Cookham, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Cookham with an extended lease are worth £192,000. The ground rent is £55 per annum. The lease ends on 21st October 2079
With just 54 years left to run we estimate the premium for your lease extension to be between £32,300 and £37,400 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
My parents are having difficulties in finding their Cookham land registry title on the website. They have a vague memory back in the 60’s when they purchased the bungalow there were complications regarding the address not being recognised in some systems.
The vast majority of premises in Cookham should be revealed. Have you endevoured to search to just the postcode. Ordinarily it should identify all the premises inside that postcode. Assuming the property is recorded it will show up with a title number. If they bought back in the 70’s it's conceivable it may be not yet registered. The property may still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title documentation which could be with your parent’s mortgage company.