I happen to be the only recipient of my late mum's estate and I have everything in my name now, including the my former home in Flackwell Heath. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership will be regarded the same way as if I'd bought the house in November. Do I have to wait half a year to sell?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. many banks would take a sensible view as this provision is principally there to pick up on the purchase and immediately sell or the quick reselling of property.
We had selected conveyancers located in Flackwell Heath on the Lloyds solicitor panel. They are now charging me a further fee for dealing with the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer may charge a fee for this. This fee is not dictated by Lloyds but by your Flackwell Heath property lawyer. Plenty of firms on the Lloyds panel will quote ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Flackwell Heath conveyancing practitioner on the TSB panel to discharge the mortgage at the Land Registry. Please confirm.
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
We are downsizing from our property in Flackwell Heath and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Flackwell Heath lawyer would know this is not the case. It does beg the question why the purchasers are using a national conveyancing firm rather than a conveyancing solicitor in Flackwell Heath. We have lived in Flackwell Heath for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I am buying a new build flat in Flackwell Heath. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Flackwell Heath
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Over the last few months I have been searching for a ground for flat up to £305k and identified one close by in Flackwell Heath I like with open areas and station nearby, however it only has 61 remaining years left on the lease. There is not much else in Flackwell Heath for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage that many years will be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
Can you offer any advice when it comes to finding a Flackwell Heath conveyancing practice to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a Flackwell Heath conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Flackwell Heath conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:
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Can they put you in touch with clients in Flackwell Heath who can give a testimonial?
Flackwell Heath Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
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Where a Flackwell Heath lease has no more than 80 years it will have adverse implications on the marketability of the apartment. It is worth checking with your lender that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will probably have to extend the lease sooner rather than later and you need to have some idea of how much this will be. For most Flackwell Heathlease extensions you would need to own the premises for a couple of years in order to be entitled to extend the lease. For many Flackwell Heath leaseholds the cost for major works are not built into the service charges, although there some managing agents in Flackwell Heath obliged leasehold owners to contribute towards a reserve fund and this is used to offset against larger works. The best form of lease structure is a share of the freehold. In this scenario the lessees benefit from control and although a managing agent is usually employed where it is bigger than a house conversion, the managing agent is directed by the tenants.
I see that you have a search directory listing firms on the lender conveyancing panel. Do Flackwell Heath conveyancing companies pay you a commission if I appoint them for my conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Flackwell Heath.