It is 10 years ago since I purchased my property in Erdington. Conveyancing lawyers have recently been appointed on the sale but I am unable to track down my title documents. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be retained by your lender or they could be in the possession of the solicitor who acted in the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Erdington relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Erdington so that I can pop in to their offices if required.
Whereas this was necessary 12 years ago, the vast majority mortgage companies no longer oblige their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to hand over ID documents and there are still manifest advantages to choosing a locally based ayer, in your case a conveyancing solicitor in Erdington.
What does a local search reveal regarding the house my wife and I purchasing in Erdington?
Erdington conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company such as Onsearch The local search plays an important role in most Erdington conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search should supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
It has been three months following my purchase conveyancing in Erdington concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. 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 asset 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 hoping to complete next month on a leasehold property in Erdington. Conveyancing lawyers inform me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Erdington should include some of the following:
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What remedies are open the freeholder should you breach a clause of your lease? The total extent of the demise. This may be the flat itself but may include a roof area or basement if relevant. An explanation concerning the obligations in the lease to pay service charges - in relation to the building, and the wider rights a leaseholder enjoys Does the lease require carpeting throughout thus preventing wood flooring?
I am the registered owner of a garden flat in Erdington, conveyancing having been completed 9 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 Erdington with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease terminates on 21st October 2097
With just 72 years left to run the likely cost is going to be between £9,500 and £11,000 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
There are a number of houses in Erdington on private lanes. My wife and I are acquiring such a property. What are the advantages and disadvantages of buying a residence on a private road?
Erdington conveyancing solicitors will be well versed in transacting homeson private. Your property lawyer will review the Land Registry data to find any rights or liabilities. In many cases there is a residents association that residents pay into for the upkeep of the road. Where one exists, the road will likely be maintained and appear better than publicly maintained.