It is is a decade since I acquired my house in Keynsham. Conveyancing solicitors have recently been retained on the sale but I am unable to track down the title deeds. Is this a problem?
Don’t worry too much. First the deeds may be retained by your lender or they may be in the possession of the conveyancers who handled the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Keynsham involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
I have a decision in principle. The bank mentioned the loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would prefer to use a local conveyancing solicitor in Keynsham?
Do check but the chances are that appoint one of their panel conveyancers where you accept the "fee-free" offer. Contact the mortgage company and check if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Keynsham.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who conducted the conveyancing in Keynsham 10 years ago are no longer around. What do I do?
Assuming you have a registered title the details of your proprietorship will be documented by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, find your property and order current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
Taking into account that I will soon part with 450k on 3 bedroom house in Keynsham I wish to talk to a solicitor regarding thehome move in advance of appointing the firm. Can this be arranged?
This is something that we recommend - we would be delighted to talk to you we do not take any clients on without you first talking to the conveyancer who will be doing your property ownership legalities in Keynsham.There is no ‘factory style conveyancing’ - each client is an important person, not a case number. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Keynsham should be the amount on the final invoice that you end up paying.
Last April I purchased a leasehold flat in Keynsham. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a studio flat in Keynsham, conveyancing formalities finalised in 2001. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Keynsham with an extended lease are worth £211,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2093
With only 68 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should 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 you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
The conveyancing solicitors undertaking our conveyancing in Keynsham has sent documents to review that show the land is unregistered with epitome documents. How can it be that the property not registred at the Land Registry?
It is rare for premises in Keynsham to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Keynsham conveyancing solicitors will be able to handle such matters but if any uncertainty exists the conventional recommendation presently is for the vendor’s solicitor to deal with the registration formalities first and thereafter deal with the sale conveyance - this no doubt result in a drawn-out home move.