My partner and I are purchasing property in Crowthorne. My property lawyer is not on the bank approved panel. Am I still permitted to appoint my Crowthorne conveyancing solicitor notwithstanding that they are not on the lender panel of approved conveyancing solicitors?
You have a couple of options open to you here
- Proceed with your preferred Crowthorne conveyancing practitioner but your mortgage company will no doubt appoint a property lawyer on their conveyancing panel. The net result is additional cost and likely interruption.
- Appoint a new solicitor to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
- Convince your lawyer to seek to join the bank panel
The Crowthorne conveyancing lawyers that I recently instructed on my house acquisition in Crowthorne have without warning closed. I chose them because I needed a lawyer on the Yorkshire BS conveyancing panel and my preferred Crowthorne lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
four months have elapsed since my purchase conveyancing in Crowthorne took place. I have checked the Land Registry website which shows that I paid £200,000 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 residence 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.
I am looking for a leasehold apartment up to £195,000 and found one close by in Crowthorne I like with open areas and railway links in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Crowthorne for this price, so just wondered if I would be making a mistake buying a short lease?
Should you require a home loan the shortness of the lease will likely be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
My wife and I purchased a leasehold flat in Crowthorne. Conveyancing and Skipton Building Society mortgage organised. 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 1993. The conveyancing solicitor in Crowthorne who acted for me is not around. Any advice?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to instruct a Crowthorne conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I purchased a garden flat in Crowthorne, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Crowthorne with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 per annum. The lease terminates on 21st October 2083
With 58 years left to run we estimate the price of your lease extension to range between £22,800 and £26,400 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures 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 move forward placing reliance on this information without first getting professional advice.
I need to assess costs for conveyancing in Crowthorne from three conveyancer and decide on one. Should I ask them to sit tight until I I have my bid accepted on a flat.
We suggest that you only request your conveyancer to start work and apply for searches after the offer has been accepted on the property particularly as Crowthorne conveyancing searches are not inexpensive.