My partner and I are acquiring property in Hazlemere. My property lawyer is not on the mortgage company approved panel. Is it possible for me to retain my Hazlemere conveyancing solicitor notwithstanding that they are excluded from the lender panel of approved conveyancing solicitors?
Various options include
- Carry on with your existing Hazlemere conveyancer but your lender will no doubt use a conveyancer on their approved panel. The net result is additional fees together with likely interruption.
- Get a fresh solicitor to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
- Convince your property lawyer to apply to join the mortgage company panel
We are close to exchanging contracts on the sale of our property in Hazlemere and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Hazlemere lawyer would know this is not the case. It does beg the question why the purchasers used a nationwide conveyancing practice rather than a conveyancing solicitor in Hazlemere. Having lived in Hazlemere for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You must 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 health insurance to cover that same sickness)
The deeds to my property can not be found. The conveyancers who handled the conveyancing in Hazlemere 10 years ago are no longer around. What do I do?
Assuming you have a registered title the details of your ownership will be evidenced by HMLR under a Title Number. It is possible to perform a search at the Land Registry, locate your house and order current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be obtained for a small fee.
About to purchase a new build apartment in Hazlemere. 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 are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Hazlemere
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There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I opted to have a survey completed on a house in Hazlemere ahead of appointing lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some lenders will refuse to issue a loan on this type of house.
It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hazlemere. Conveyancing may be slightly more expensive based on your lender's requirements.
I have just appointed agents to market my garden apartment in Hazlemere. Conveyancing lawyers have not yet been instructed, however I have recently had a yearly service charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the service charge as usual because all ground rent and maintenance charges should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until 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.
I am the registered owner of a 2 bed flat in Hazlemere, conveyancing having been completed 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Hazlemere with over 90 years remaining are worth £265,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2102
With 76 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as 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 provide a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.