Having sold my house in Hermon last December yet the purchaser is whats apping daily to say their solicitor needs to hear from myconveyancer. What are the post completion sale formalities following completion?
Following your house sale your conveyancer is duty bound to send the transfer deeds and all of the paperwork to the buyer’s lawyers. Depending on the transaction, your conveyancer should also send confirmation that the legal charge in favour of the lender has been paid off to the buyers solicitors. There is unlikely to be post completion tasks peculiar conveyancing in Hermon.
My bid for a property was accepted at auction in Hermon. Conveyancing is needed. What are my next steps?
Now that you have exchanged you should appoint a conveyancing solicitor as a matter of urgency as you are facing a pending a drop dead date to complete the purchase. Every auction property should have an associated legal set of papers. This will include evidence of title and search results. In the case of leasehold premises the auction pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You must give this to the conveyancer working for you as soon as possible. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
Two weeks ago we had a mortgage agreed in principle with Nationwide. Hermon conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Nationwide?
There is no definitive answer here. Have Nationwide conducted the valuation? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Completion of my purchase has taken place for my property in Hermon. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I own a terraced Victorian property in Hermon. Conveyancing practitioner represented me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hermon and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing lawyer who conducted the purchase.
The estate agent has sent us the confirmation of our purchase of a new build flat in Hermon. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Hermon
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. There must be mutual enforceability of lessee’s covenants.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Hermon is where the house is located. Can you offer any advice?
Flying freeholds in Hermon are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hermon you must be sure that your lawyer goes 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 Hermon 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.
I wish to let out my leasehold apartment in Hermon. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Even though your last Hermon conveyancing lawyer is not available you can review your lease to see if it allows you to sublet the premises. The rule is that if the deeds are silent, subletting is allowed. There may be a precondition that you must seek permission from your landlord or some other party in advance of subletting. The net result is you not allowed to sublet without first obtaining consent. Such consent should not be unreasonably turned down. If your lease does not allow you to sublet you will need to ask your landlord for their consent.
I purchased a 2 bed flat in Hermon, conveyancing having been completed in 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Hermon with over 90 years remaining are worth £206,000. The ground rent is £45 yearly. The lease runs out on 21st October 2093
With only 67 years remaining on your lease we estimate the premium for your lease extension to be between £10,500 and £12,000 plus legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.