I am the sole recipient of my late grandmother’s will and I have everything in my name now, including the my former home in Goring. The Goring property was put into my name in May. I plan to dispose of the property. I do know about the CML 6 month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the property in May. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates 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 practical view as this clause is primarily there to identify the purchase and immediately sell or the quick reselling of properties.
is it true that all Goring solicitor firms on the Nationwide conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Nationwide conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.
I have paid off my mortgage with RBS. I assume I don't need a Goring lawyer on the RBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I used Action Conveyancing a few years ago for my conveyancing in Goring. I now require my papers but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Goring of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Goring is where the house is located. What do you suggest?
Flying freeholds in Goring are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Goring you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Goring may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
What does commercial conveyancing in Goring cover?
Goring conveyancing for business premises covers a broad range of services, given by qualified solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
I am a couple of weeks into a freehold purchase having been directed to solicitors by the selling agent to carry out the conveyancing in Goring. I am am extremely dissatisfied with the level of service. Can you help me find new conveyancers?
A conveyancer would need to be really poor to suggest replacing them. Has the mortgage been generated? In the event that it has you will need to make them aware of the new contact details and have the mortgage documents are re-issued. The solicitor ideally should be on the banks approved list to avoid supplemental costs and delays. So that should be your starting point. Our find a solicitor tool will assist you in finding a bank approved lawyer for your home move in Goring
Can you provide any top tips for leasehold conveyancing in Goring from the point of view of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Goring can be bypassed if you instruct lawyers as soon as you market your property and ask them to collate the leasehold information which will be required by the buyers’ lawyers. Many landlords or Management Companies in Goring levy fees for supplying management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Goring. A minority of Goring leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. You believe that you know the number of years left on your lease but it would be advisable verify this via your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to where the lease term is under 80 years. In the circumstances it is essential at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you have had conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be nervous about purchasing a property where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to present the dispute as over rather than unresolved.
Goring Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing
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What is the the remaining lease term? Please tell me if there are any major works anticipated that will increase the maintenance costs? Best to be warned whether changing the roof or some other major work is due in the foreseeable future to be shared by the tenants and may well dramatically increase the the maintenance charges or result in a one time payment.