Much to our surprise we have been told by our estate agent that my Hurst solicitor is not on the lender Conveyancing panel. What can I do to be certain if this is indeed the case?
You need to call your Hurst lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may recommend you to a Hurst conveyancing firm that is on the conveyancing panel for your lender.
We see that you have a search directory identifying law firms on the Coventry BS conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Hurst?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hurst.
A friend suggested that where I am purchasing in Hurst I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Hurst conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Hurst around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Hurst Education with maps and statistics, Local Amenities and other useful data regarding Hurst.
I acquired my home on 6 April and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Hurst advises it will be registered inside ten days. Are titles in Hurst uniquely lengthy to register?
As far as conveyancing in Hurst registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd parties. Currently roughly 80% of submission are completed within two weeks but occasionally there can be protracted delays. Registration is effected once the buyer has moved in to the premises therefore 'speed' is not typically top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.
Are there frequently found defects that you witness in leases for Hurst properties?
There is nothing unique about leasehold conveyancing in Hurst. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:
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Clauses dealing with recovering service charges for expenditure on the building or common parts. Service charge per centages that don't add up correctly leaving a shortfall
You could have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Coventry Building Society, and Barclays Direct all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the buyer to withdraw.
I invested in buying a split level flat in Hurst, conveyancing having been completed October 2012. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Hurst with an extended lease are worth £192,000. The average or mid-range amount of ground rent is £55 levied per year. The lease expires on 21st October 2079
You have 54 years unexpired we estimate the premium for your lease extension to be between £32,300 and £37,400 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
What can I do to determine who is the owner of a house in Hurst?
Assuming that the premises is recorded at HM Land Registry, and you have sufficient details of the address of the property, you will be able to see results from the HMLR of the recorded owner for a a minimal charge.