I have recentlyfound out that Wolstenholmes have closed. They conducted my conveyancing in Hedge End and Botley for a purchase of a leasehold flat 18 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The quickest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hedge End and Botley conveyancing specialists.
I'm buying a new build house in Hedge End and Botley with a loan from Norwich and Peterborough Building Society. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The property agent advised me not reveal to my solicitor about the deal as it could put at risk my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. Hedge End and Botley is the location of the property. What do you suggest?
Flying freeholds in Hedge End and Botley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hedge End and Botley you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hedge End and Botley 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.
Is it simple use your search facility to find a conveyancing solicitor in Hedge End and Botley on the panel for my lender?
Step one is to choose a mortgage company such as Barclays , Leeds Building Society or Alliance & Leicester then choose your location a common one being Hedge End and Botley. Conveyancing practices in Hedge End and Botley and further afield should be listed.
Having checked my lease I have discovered that there are only Sixty One years remaining on my flat in Hedge End and Botley. I need to get lease extension but my landlord is missing. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to locate the landlord. For most situations an enquiry agent would be useful to conduct investigations and to produce an expert document to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Hedge End and Botley.
I purchased a 1 bedroom flat in Hedge End and Botley, conveyancing was carried out in 2009. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Hedge End and Botley with a long lease are worth £186,000. The ground rent is £55 per annum. The lease terminates on 21st October 2077
With 52 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.
When it comes to my conveyancing in Hedge End and Botley should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Hedge End and Botley conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.