My wife and I buying a terrace house in Grantham. The intention is to carry out an extension to the side at the house.Will the conveyancing process involve enquiries to determine if these works are allowed?
Your solicitor will review the registered title as conveyancing in Grantham will occasionally identify restrictions in the title documents which prohibit certain alterations or require the consent of another owner. Certain works require local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
When it comes to lenders such as HSBC, do Grantham lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Grantham solicitor on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I moved into my home on 13 October and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Grantham advises it should be dealt with in a couple of weeks. Are titles in Grantham uniquely lengthy to register?
As far as conveyancing in Grantham registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether it is in order and if the Land registry need to notify any third parties. Currently roughly three quarters of such applications are fully addressed within 12 days but some can be subject to longer delays. Registration takes place once the new owner is living at the property thus 'speed' is not typically top priority but where there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.
I am buying a new build flat in Grantham. Conveyancing is a frightening process 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 is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Grantham
-
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I opted to have a survey done on a property in Grantham ahead of retaining solicitors. I have been advised that there is a flying freehold element to the property. My surveyor advised that some lenders will refuse to grant a loan on such a house.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Grantham. Conveyancing will be smoother if you use a solicitor in Grantham especially if they regularly deal with such properties in Grantham.
Am I right to be wary about estate agents that I am dealing with are suggesting a nationwide conveyancing firm rather than a High Street Grantham conveyancing company?
As is the case with lots of professional services, often input from relatives can be worth their weight in gold. Nevertheless there are many parties with a vested interest in a conveyancing deal; estate agents, financial adviser and banks may recommend lawyers to instruct. Sometimes the lawyers might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the recommendation. You have the right to choose your own lawyer. Don't forget that some mortgage providers specify a panel list of law firms you are obliged to use for the mortgage aspect of your conveyancing.
I am on look out for some leasehold conveyancing in Grantham. Before I get started I would like to find out the remaining lease term.
If the lease is recorded at the land registry - and almost all are in Grantham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I bought a studio flat in Grantham, conveyancing formalities finalised in 2002. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Grantham with a long lease are worth £180,000. The ground rent is £65 charged once a year. The lease runs out on 21st October 2084
You have 59 years unexpired we estimate the premium for your lease extension to be between £20,900 and £24,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.