It is 10 years ago since I bought my house in Griffithstown. Conveyancing solicitors have now been instructed on the sale but I am unable to track down my title deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be with your lender or they may be in the possession of the lawyers who oversaw your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Griffithstown relates to registered property but in the rare situation where your property is not registered it is more tricky but is not insurmountable.
I am assisting my aunt sell her property in Griffithstown. Will the conveyancer arrange the energy performance certificate or do I organise this?
Following the demise of Home Information Packs, EPC’s was maintained a compulsory part of selling a property. An EPC must be to hand before the property is marketed. This is not something that law firms ordinarily arrange. Where you are instructing a Griffithstown conveyancing practitioner they might help arrange energy assessments given their contacts with reputable local accredited person
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Griffithstown solicitor on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
It is not clear whether my mortgage offer requires a lease extension. I have called my Griffithstown bank branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Griffithstown conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?
The lawyer has to follow the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Due to the input of my in-laws I had a survey completed on a property in Griffithstown before instructing solicitors. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some lenders will refuse to issue a loan on this type of premises.
It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Griffithstown. Conveyancing will be smoother if you use a solicitor in Griffithstown especially if they are familiar with such properties in Griffithstown.
My husband and I are FTB’s - had an offer accepted, but the estate agent has warned us that the seller will only go ahead if we appoint the agent's recommended solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a local conveyancer who is familiar with conveyancing in Griffithstown
We suspect that the owner is unaware of this demand. If they want ‘a quick sale', taking such a hostile approach to a genuine purchaser is not the way to achieve this. Try to communicate with the sellers directly and make sure they comprehend that (a)you are serious purchasers (b)you are ready to go, with finances arranged © you are chain free (d) you wish to move quickly (e)but you intend to use your own,trusted Griffithstown conveyancing solicitors - not the ones that will earn the negotiator at the agency a kickback or hit his conveyancing targets pre-set by head office.
I’m about to sell my 2 bed flat in Griffithstown. Conveyancing lawyers have not yet been instructed, but I have just had a yearly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is pay the invoice as usual given that all rents and maintenance payments should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Griffithstown Leasehold Conveyancing - Examples of Queries before Purchasing
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Are there any major works anticipated that will likely add a premium to the maintenance fees? Are any of leasehold owners in arrears of their service charge liability?
Is it true that a Griffithstown conveyancing practice taken to court by a client for not carrying out the appropriate conveyancing searches?
Our attention has not be brought to such a Griffithstown conveyancing claim but it has been reported that, a couple buying a house elsewhere in England successfully sued their lawyer as a consequence of development plans to erect a wind farm failing to be identified in conveyancing searches.
Where you are buying in Griffithstown It is essential that your lawyer carry out all Griffithstown conveyancing searches necessary to ensure you have relevant and up to date information before acquiring a property.