We have agreed to purchase a house in Portslade. An unusual aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Aldermore your lawyer must comply with the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Aldermore where a lease fails to satisfy these specifications. The requirements relate to the installation of panels on properties countrywide and is not restricted to Portslade.
I am expecting a AIP from UBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Portslade solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Portslade solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Portslade bank branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Portslade conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The conveyancer has to follow the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My partner and I are downsizing from our property in Portslade and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Portslade conveyancer would know this is not the case. It does beg the question why the buyers instructed a nationwide conveyancing practice rather than a conveyancing solicitor in Portslade. We have lived in Portslade for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Portslade is where the house is located. What do you suggest?
Flying freeholds in Portslade are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Portslade you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Portslade may ascertain 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 property.
I need to retain a conveyancing solicitor for sale conveyancing in Portslade. I've land on a site which appears to be the perfect offering If it is possible to get all the legals completed via phone that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Looking forward to complete next month on a garden flat in Portslade. Conveyancing lawyers have said that they will have a report out to me next week. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Portslade should include some of the following:
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specifics of the parties to the lease, e.g. these could be the leaseholder, head lessor, landlord You need to be informed what counts as a Nuisance in the lease Whether your lease caters for for a sinking account for major works? Who has the liability to repair and maintain the block. It is important that you know which party is responsible the repair and maintenance of every part of the building Does the lease prohibit wood flooring?
I inherited a basement flat in Portslade, conveyancing was carried out in 2008. How much will my lease extension cost? Corresponding flats in Portslade with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ceases on 21st October 2078
With only 54 years left to run the likely cost is going to range between £32,300 and £37,400 as well as 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 supply the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.
How does one remove a deceased person's name from the title register for a property in Portslade?
Where a Portslade property is jointly owned and one of the owners passes away, their name will not automatically be removed from the Land Registry title. It is not necessary to remove their name as when it comes to a disposal your lawyer would simply be asked to supply proof why the other proprietor is not a party to the transfer, such as the probate documents.
With the aim of making the sale conveyancing simpler in the future you may arrange to have the deceased name removed from the title by submitting an application to HM Land Registry with proof of the death. There is no charge from the Registry for this service.