We chose a high street lawyer for my conveyancing in Houghton Regis last week. Reviewing the Ts and Cs I noteI am liable for costs even if the sale doesn't happen. Should I go with them or instruct a web based solicitor practice advertising no-sale-no-fee conveyancing in Houghton Regis?
Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the fee levels will generally be uplifted to counteract the conveyances that do not proceed. Please beware that such schemes tend not to protect you from outlay such your Houghton Regis conveyancing search expenses.
It is a dozen years since I acquired my house in Houghton Regis. Conveyancing lawyers have recently been retained on the sale but I can't find the title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they may stored with the solicitor who oversaw your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Houghton Regis relates to registered property but in the unlikely event that your home is unregistered it is more tricky but is not insurmountable.
What happens if my solicitor is suspended from the Nottingham Solicitor panel ahead of completing my conveyancing in Houghton Regis?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
This question may be naive but I am wet behind the ears as a 1st time buyer of a two bedroom flat in Houghton Regis. Do I receive the keys to the premises on the completion date from my conveyancer? If so, I will find a High Street conveyancing solicitor in Houghton Regis?
On the day of completion you do not need to go to the conveyancers office in Houghton Regis. Your solicitors will transfer the completion advance to the vendor’s solicitors, and once they have received this, you should be able to collect the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.
A colleague advised me that in purchasing a property in Houghton Regis there may be various restrictions preventing external changes to a property. Is this right?
We are aware of anumerous of properties in Houghton Regis which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Houghton Regis should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Our sealed bid on a house in Houghton Regis has been agreed to, the owners do however have a connected purchase. The owners have offered on a flat, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have instructed a nearby conveyancing solicitor in Houghton Regis. What should be my next step? At what stage do I apply for the mortgage with Yorkshire BS?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then survey, Houghton Regis conveyancing search charges, etc). First, you must ensure that your solicitor is on the Yorkshire BS conveyancing panel. Concerning the subsequent stages this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. During a hot market many buyers will apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it comes back ok would they ask their lawyer to move forward with the conveyancing in Houghton Regis.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Houghton Regis is the location of the property. Can you offer any opinion?
Flying freeholds in Houghton Regis are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Houghton Regis you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Houghton Regis may ascertain 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 own a leasehold house in Houghton Regis. Conveyancing and Godiva Mortgages Ltd mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Houghton Regis who previously acted has now retired. Do I pay?
The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. There is no need to instruct a Houghton Regis conveyancing lawyer to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Houghton Regis Conveyancing for Leasehold Flats - A selection of Queries before buying
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It would be prudent to discover as much as you can concerning the managing agents as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to daily matters like the cleanliness of the communal areas. Ask other tenants if they are happy with their management. On a final note, find out the dates that the service charges are due to the managing agents and precisely what it includes. This question is useful as a) areas can result in problems in the block as the communal areas may begin to deteriorate if repairs remain unpaid b) if the leasehold owners have an issue with the running of the building you will wish to have complete disclosure Is anyone aware of any major works in the near future that could increase the maintenance fees?