How up to date is your search tool for Raunds conveyancing solicitors on the RBS conveyancing panel? Do RBS send you an updated list?
Raunds conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
My wife and I have a renovated Georgian property in Raunds. Conveyancing lawyer represented me and Britannia. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Raunds and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing practitioner who conducted the work.
I am purchasing a new build house in Raunds with a loan from Accord Mortgages Ltd. The sellers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not to tell my conveyancer about the side-deal as it could jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Raunds is the location of the property. What do you suggest?
Flying freeholds in Raunds are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Raunds you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Raunds may decide 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 premises.
Can you provide any advice for leasehold conveyancing in Raunds with the purpose of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Raunds can be bypassed if you instruct lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation needed by the buyers’ conveyancers. If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share certificate. Obtaining a replacement share certificate can be a time consuming process and slows down many a Raunds home move. Where a duplicate share certificate is required, you should approach the company officers or managing agents (if applicable) for this sooner rather than later. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Raunds state that internal structural changes or addition of wooden flooring calls for a licence from the Landlord acquiescing to such works. Should you dont have the approvals to hand you should not contact the landlord without checking with your conveyancer in the first instance. You may think that you are aware of the number of years left on your lease but you should verify this via your lawyers. A purchaser's conveyancer will be unlikely to recommend their client to where the remaining number of years is below 80 years. In the circumstances it is essential at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.
I own a leasehold flat in Raunds, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Corresponding properties in Raunds with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease finishes on 21st October 2077
With 52 years left to run we estimate the price of your lease extension to span between £29,500 and £34,000 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do 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 want to 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.
A licensed conveyancer handled my conveyancing in Raunds three years past having retained my deeds but has since been shut down – What can I do to get hold of these?
Title deeds, as such, are no longer appropriate for the majority of properties in Raunds are registered electronically at Land Registry. Should you need to show evidence of proprietorship or are disposing of or refinancing your lawyer will need to 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.