My wife and I are due to complete buying a house in East Yorkshire but as a consequence of wreckage from some water damage at the property I have managed to agree recompense from the seller of three thousand pounds in the form of a deduction in the price. This was going to be dealt with as part of amending the contract yet HSBC will not permit this. Should they have been informed?
Your property lawyer that is on the HSBC conveyancing panel is obliged to advise HSBC of any variations to the purchase price. If you were to refuse your property lawyer to notify the price change to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new conveyancing practitioner for your conveyancing in East Yorkshire.
Should my solicitor be making enquiries concerning flooding during the conveyancing in East Yorkshire.
The risk of flooding is if increasing concern for conveyancers dealing with homes in East Yorkshire. There are those who buy a property in East Yorkshire, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, however there are a number of searches that may be initiated by the buyer or by their lawyers which can figure out the risks in East Yorkshire. The standard completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to determine if the property has suffered from flooding. If flooding has previously occurred which is not notified by the seller, then a buyer could bring a compensation claim resulting from an misleading reply. A buyer’s conveyancers will also carry out an enviro report. This will indicate if there is a recorded flood risk. If so, further investigations should be conducted.
Are there restrictive covenants that are commonly picked up during conveyancing in East Yorkshire?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in East Yorkshire. 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…’
I decided to have a survey completed on a house in East Yorkshire in advance of retaining solicitors. I have been told that there is a flying freehold element to the house. The surveyor has said that some lenders may refuse to give a mortgage on such a property.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. If you call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in East Yorkshire. Conveyancing will be smoother if you use a solicitor in East Yorkshire especially if they are acquainted with such properties in East Yorkshire.
We expect to complete our sale of a £200,000 garden flat in East Yorkshire next Tuesday. The managing agents has quoted £336 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in East Yorkshire?
East Yorkshire conveyancing on leasehold maisonettes more often than not requires the buyer’s lawyer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to respond to such questions most will be content to do so. They are entitled to charge a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some situations it is above £800. The management information fee invoiced by the landlord must be sent together with a summary of entitlements and obligations in respect of administration fees, without which the charge is technically not due. In reality one has no choice but to pay whatever is demanded if you want to sell the property.
I own a ground floor flat in East Yorkshire, conveyancing was carried out 3 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? Corresponding properties in East Yorkshire with an extended lease are worth £197,000. The ground rent is £55 per annum. The lease terminates on 21st October 2080
You have 55 years unexpired we estimate the premium for your lease extension to range between £31,400 and £36,200 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 the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
A licensed conveyancer dealt with my conveyancing in East Yorkshire 5 years ago and was holding my deeds but has now closed – What steps do I now take to retreive these?
Title deeds, as such, no longer exist as the majority of properties in East Yorkshire are registered digitally at Land Registry. Where you need to show ownership or are selling or refinancing your property lawyer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.