Having sold my house in Harrogate last May but my buyer keeps texting daily complaining that her conveyancer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
After completion of your disposal your conveyancer is duty bound to deliver the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Where appropriate, your lawyer must also confirm that the home loan has been redeemed to the buyers solicitors. There are no post completion formalities just for conveyancing in Harrogate.
Are the BSA planning on creating a search tool with a view to list firms on the Darlington Building Society conveyancing panel for example in Harrogate?
We are not aware of any plans on the part of the BSA to promote such a search facility.
The deeds to my home can not be found. The solicitors who conducted the conveyancing in Harrogate 10 years ago are no longer around. What do I do?
Assuming the title is registered the information relating to your proprietorship will be held by HMLR under a Title Number. It is easy to execute a search at the Land Registry, locate your house and obtain up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Harrogate is where the house is located. Can you offer any advice?
Flying freeholds in Harrogate are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harrogate you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harrogate 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 residence.
We are 14 days into a residential purchase having been recommend to a firm by the local agent to handle our conveyancing in Harrogate. We are not happy. Can you help me find new conveyancers?
A conveyancer would have to be really bad in order to consider changing them. Has your mortgage offer been sent? In the event that it has you need to advise them of the replacement lawyer and get the mortgage documents are re-sent. Your new conveyancer needs to be on the mortgage company approved list to avoid added charges and delays. That should be your starting point. The search tool can assist you in finding a bank approved lawyer for your home move in Harrogate
I am a negotiator for a busy estate agent office in Harrogate where we have experienced a number of flat sales jeopardised as a result of short leases. I have received inconsistent advice from local Harrogate conveyancing solicitors. Could you shed some light as to whether the owner of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I purchased a 2 bed flat in Harrogate, conveyancing formalities finalised in 2004. 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 flats in Harrogate with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2102
You have 76 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus 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 cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.