It is a dozen years since I purchased my home in Portishead. Conveyancing lawyers have now been appointed on the sale but I can't find the deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be with the lender or they may stored with the lawyers who acted in the purchase. Secondly in all probability the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Portishead involves registered property but in the unlikely event that your property is not registered it is more of a problem but is resolvable.
Can you help - my lawyer says that defective lease insurance is necessary on my purchase. What is the level of cover for Portishead conveyancing?
The appropriate level of defective lease indemnity insurance depends on your lender. It would differ for example between Barclays and Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such insurances.
Is there a list of Santander panel solicitors in Portishead on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings viewable over the internet. If you are looking for a Portishead solicitor on the Santander please make the most of our facility.
I'm at the point of looking at apartments in Portishead and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a mortgage with Santander.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are seeking a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.
I purchased my apartment on 6 November and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Portishead expressed confidence that it would be recorded inside ten days. Are transfers in Portishead uniquely lengthy to register?
As far as conveyancing in Portishead registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ according to who lodges the application, whether it is in order and whether the Land registry communicate with any other persons or bodies. As of today approximately three quarters of submission are fully addressed within two weeks but occasionally there can be longer delays. Registration takes place once the buyer is living at the premises thus an expedited registration is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.
I'm purchasing my first flat in Portishead benefiting from help to buy. The developers refused to move on the price so I negotiated £7000 of extras instead. The sale representative told me not disclose to my solicitor about the side-deal as it could affect my loan with Coventry Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Completion is due on the disposal of our £400,000 garden flat in Portishead next Monday. The management company has quoted £384 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Portishead?
For the majority of leasehold sales in Portishead conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Answering pre-exchange questions
Where consent is required before sale in Portishead
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I inherited a ground floor flat in Portishead, conveyancing formalities finalised December 2005. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Portishead with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2101
With 76 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
A conveyancing firm handled my conveyancing in Portishead 8 years ago and was holding my title documents but has now closed – What can I do to retreive these?
Deeds, as such, no longer exist as most homes in Portishead are recorded electronically at Land Registry. Where you need to establish evidence of proprietorship or are selling or re-mortgaging your solicitor can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.