I happen to be the only beneficiary of my late mum's will with all property in now in my sole name, including the house in Downham Market. Conveyancing formalities meant that the Land Registry date was in June. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my property ownership could be treated the same way as though I had purchased the property in June. Do I have to wait half a year to sell?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Some banks would take a sensible view as this clause is chiefly there to identify the purchase and immediately sell or the quick reselling of properties.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Downham Market solicitor on the TSB panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Downham Market. Conveyancing was of an acceptable standard but I would like to complain 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 point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I need some fast conveyancing in Downham Market as I have a deadline to complete within one month. Fortunately I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are are a cash purchaser you are at free not to do searches although no law firm would suggest that you don't. With plenty of history conveyancing in Downham Market the following are examples of what can appear and adversely impact market value: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...
I opted to have a survey done on a property in Downham Market before appointing lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies tend refuse to issue a loan on this type of property.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Downham Market. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Downham Market to see if the conveyancing will be more expensive.
My husband and I are novice buyers - had an offer accepted, yet the property agent informed us that the vendor will only proceed if we use their chosen solicitors as they want a ‘quick sale’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Downham Market
It is unlikely the vendors are driving this. Should the owner require ‘a quick sale', taking such a hostile approach to a genuine buyer is counter productive. Try to communicate with the owners directly and make sure they understand (a)you are genuine buyers (b)you are ready to go, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you are going to use your preferred Downham Market conveyancing solicitors - rather thanthe ones that will give their negotiator at the agency a introducer fee or achieve conveyancing targets set by HQ.
Back In 2001, I bought a leasehold flat in Downham Market. Conveyancing and The Royal Bank of Scotland mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Downham Market who previously acted has long since retired. Any advice?
First contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. There is no need to instruct a Downham Market conveyancing practitioner to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Downham Market - Sample of Queries Prior to Purchasing
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For many Downham Market leaseholds the cost for major works tend not to be included within service charges, albeit that some managing agents in Downham Market ask tenants to pay into a reserve fund and this is used to offset against larger works. How many years are left on the lease?
We are in the process of a leasehold sale of a flat in Downham Market. Conveyancing lawyers are doing their job but we are being charged an extortionate amount from the landlord. To date we have forked out £237 for a leasehold management information and then a further £200 plus VAT for supplemental queries supplied by the purchaser's conveyancer.
Your property lawyer will not have any sway over the level of the fee for this information but the average fee for the information for Downham Market leasehold property is £355. For Downham Market conveyancing deals it is conventional for the owner to cover the charges. The landlord or their agents are not duty bound to answer such questions although many will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no statute that requires capped fees for administrative tasks. There is no legal time limit by which they are obliged to supply the information.