Finally the sale completed on my house in Cubitt Town last March yet the purchaser is SMS messaging daily to say their lawyer is waiting to hear from mylawyer. What should my lawyer have done following completion?
Following your sale your lawyer should send the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Where relevant, your lawyer must also confirm that the legal charge in favour of the lender has been discharged to the buyers conveyancers. There are no post completion tasks just for conveyancing in Cubitt Town.
My aunt passed away six months ago and as sole heir and executor I was left the house in Cubitt Town. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?
If you plan to re-mortgage then Lloyds will insist on your using a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.
I have been told by my conveyancer that flying freehold insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Cubitt Town?
The right level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and Skipton Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
When it comes to mortgage companies such as Coventry BS, do Cubitt Town conveyancing practitioners face a yearly amount to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
The formalities of my remortgage has taken place for my property in Cubitt Town. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Just bought a semi-detached house in Cubitt Town , how long will it take for the Land Registry to register my title? My Cubitt Town conveyancing solicitor has been painfully slow, so I want to be sure the registration is addressed.
There is nothing unique when it comes to conveyancing in Cubitt Town registration formalities. Rather than based on location, timescales can differ according to who lodges the application, whether it is in order and if the Land registry must send notices to any other parties. As of today roughly 80% of submission are completed within 12 days but occasionally there can be longer hold-ups. Historically registration is effected after the purchaser has moved in to the property thus registration formalities is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.
How does conveyancing in Cubitt Town differ for newly converted properties?
Most buyers of new build or newly converted property in Cubitt Town come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Cubitt Town typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Cubitt Town or who has acted in the same development.
My wife and I purchased a leasehold house in Cubitt Town. Conveyancing and Platform Home Loans Ltd mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Cubitt Town who previously acted has now retired. Do I pay?
The first thing you should do is contact the Land Registry to make sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Cubitt Town conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Cubitt Town conveyancing firm to assist?
Most definitely. We are happy to put you in touch with a Cubitt Town conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Cubitt Town property is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case related to 3 flats. The remaining number of years on the lease was 101.61 years.