It is is a decade since I bought my home in Kenilworth. Conveyancing solicitors have recently been instructed on the sale but I can't locate my title deeds. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be retained by the lender or they may still be with the lawyers who acted in the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Kenilworth involves registered property but in the rare situation where your property is not registered it is more problematic but is not insurmountable.
I have todaybeen informed that Wolstenholmes have closed. They carried out my conveyancing in Kenilworth for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The quickest way to check 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 Kenilworth conveyancing specialists.
How does conveyancing in Kenilworth differ for newly converted properties?
Most buyers of new build residence in Kenilworth come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Kenilworth typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Kenilworth or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a property in Kenilworth ahead of instructing solicitors. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some lenders will refuse to give a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Kenilworth. Conveyancing may be slightly more expensive based on your lender's requirements.
Expecting to exchange soon on a studio apartment in Kenilworth. Conveyancing solicitors inform me that they report fully on Monday. What should I be looking out for?
The report on title for your leasehold conveyancing in Kenilworth should include some of the following:
-
Does the lease prevent you from subletting the flat, or working from home You should be informed what constitutes a Nuisance as far as the lease is concerned Information concerning the obligations in the lease to pay service charges - in relation to the building, and the more general rights a lessee enjoys The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Does the lease require carpeting throughout thus preventing wood flooring?
I acquired a 2 bed flat in Kenilworth, conveyancing formalities finalised 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Kenilworth with a long lease are worth £180,000. The ground rent is £65 per annum. The lease expires on 21st October 2083
With just 58 years unexpired we estimate the premium for your lease extension to span between £22,800 and £26,400 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.
My partner and I have recently had an offer accepted on a property and had meeting on Tuesday with the Post Office for the mortgage. They advised us that when it comes to appointing a solicitor that unless they are on their approved panel of lawyers then we will be subject to an a further charge of about two hundred pounds. This is is due to the fact that they would then have to select a conveyancer to act on their behalf in addition to the one we appoint on our behalf and we will be on the hook for their fees. I have asked the Post Office to supply me with a list so I can seek quotes only from their approved solicitors but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a list online?
You can enquire of the Post Office what their criteria for joining their panel is for a solicitor.Thereafter ask the conveyancer of your choice whether they fit that criteria and have they acted on loans for the Post Office previously. Where the answer to those is yes, then just double check with the Post Office. Another option is to make use of our search facility and we should be able to locate a property lawyer in Kenilworth on the panel for the Post Office.