It is 10 years ago since I acquired my home in Pentre Halkyn. Conveyancing lawyers have recently been appointed on the sale but I can't locate the title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a chance that the deeds will be with the lender or they could be in the possession of the conveyancers who oversaw your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Pentre Halkyn involves registered property but in the unlikely event that your property is not registered it is more tricky but is not insurmountable.
What will a local search tell me concerning the property we're purchasing in Pentre Halkyn?
Pentre Halkyn conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for example PSG The local search plays a central part in many a Pentre Halkyn conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
It has been 4 months since my purchase conveyancing in Pentre Halkyn completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build house in Pentre Halkyn benefiting from help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not to tell my lawyer about this extras as it could adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Pentre Halkyn is where the house is located. Can you shed any light on this issue?
Flying freeholds in Pentre Halkyn are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pentre Halkyn you must be sure that your lawyer goes 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 Pentre Halkyn 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 residence.
If all goes to plan we aim to complete the sale of our £125,000 apartment in Pentre Halkyn next week. The freeholder has quoted £324 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Pentre Halkyn?
Pentre Halkyn conveyancing on leasehold apartments more often than not requires the purchaser’s solicitor sending enquiries for the landlord to answer. Although the landlord is not legally bound to answer these enquiries the majority will be content to do so. They may levy a reasonable administration fee for responding to enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some transactions it is above £800. The management information fee levied by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration fees, otherwise the invoice is technically not due. In reality you have no option but to pay whatever is demanded should you wish to complete the sale of your home.
I acquired a 1st floor flat in Pentre Halkyn, conveyancing having been completed 5 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Pentre Halkyn with a long lease are worth £171,000. The average or mid-range amount of ground rent is £50 per annum. The lease ceases on 21st October 2104
With just 79 years left to run we estimate the price of your lease extension to span between £7,600 and £8,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.