It is a dozen years since I acquired my home in Ringwood. Conveyancing lawyers have just been appointed on the sale but I am unable to track down the title documents. Is this a major issue?
You need not be too concerned. First there is a chance that the deeds will be retained by the mortgage company or they may stored with the conveyancers who acted in the purchase. Secondly the likelihood is that the title 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 current official copies of the land registers. Almost all conveyancing in Ringwood involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.
I am helping my mother sell her property in Ringwood. Does the solicitor arrange an energy assessment or do I organise this?
Following the demise of Home Information Packs, energy assessments was kept a required component of moving property. An energy assessment should be to hand prior to the property being placed on the market. It is not as aspect of the sale process that solicitors ordinarily arrange. Where you are using a Ringwood conveyancing solicitor they might be able to arrange energy assessments given their relationships with long established local assessors
Are all Ringwood Conveyancing Quality Solicitors on the Santander conveyancing list of approved solicitors?
A selection of lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Ringwood conveyancing practitioner on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I'm buying a new build house in Ringwood benefiting from help to buy. The developers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not to tell my solicitor about this side-deal as it will jeopardize my mortgage with the bank. Should I keep quiet?.
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.
In what way does the Landlord & Tenant Act 1954 affect my business property in Ringwood and how can you help?
The particular law that you refer to affords a safeguard to business tenants, granting the legal entitlement to make a request to court for a renewal tenancy and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Ringwood
My father-in-law has suggested that I appoint his conveyancing solicitors in Ringwood. Do I follow his guidance?
There are no two ways about it it’s preferable to choose a conveyancing lawyer is to have recommendations from friends or relatives who have experience in using the conveyancer that you are contemplating using.
I’m about to sell my garden flat in Ringwood. Conveyancing lawyers have not yet been instructed, but I have just received a yearly maintenance charge demand – Do I pay up?
The sensible thing to do is discharge the maintenance contribution as you normally would given that all rents and maintenance payments will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I am the registered owner of a leasehold flat in Ringwood, conveyancing formalities finalised in 2001. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Ringwood with an extended lease are worth £197,000. The ground rent is £55 per annum. The lease comes to an end on 21st October 2080
With just 55 years remaining on your lease the likely cost is going to be between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.