It is a dozen years since I acquired my house in Sawtry. Conveyancing lawyers have just been instructed on the sale but I am unable to locate my title documents. Is this a major issue?
You need not be too concerned. Firstly the deeds may be kept by your lender or they could stored with the solicitor who acted in the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Sawtry relates to registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.
I am assisting my aunt sell her flat in Sawtry. Does the conveyancer arrange an energy performance certificate or it is for the owner to see to?
Following the demise of Home Packs, energy assessments remained a mandatory part of moving house. An energy assessment needs to be commissioned prior to the property being marketed. This is not a task that solicitors normally arrange. If you are instructing a Sawtry conveyancing lawyer they may be able to arrange energy assessments due to their relationships with reputable Sawtry assessors
I am the sole recipient of my late father’s estate with all property in now in my sole name, including the house in Sawtry. Conveyancing formalities meant that the Land Registry date was in May. I plan to dispose of the property. I do know about the CML six month 'rule', which means that my property ownership will be treated the same way as though I had purchased the house in May. Do I have to wait half a year to sell?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Most banks would take a sensible view as this clause is chiefly there to pick up on the purchase and immediately sell or the flipping of property.
Does a directory service exist listing Coventry BS panel conveyancers in Sawtry on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of lenders make their panel listings visible over the internet. Where you are seeking to appoint a Sawtry conveyancing practitioner on the Coventry BS please make the most of our tool.
I have been told that property searches are the primary cause of delay in Sawtry conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to feature in any delay in conveyancing in Sawtry.
Are there restrictive covenants that are commonly identified during conveyancing in Sawtry?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Sawtry. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
What advice can you give us when it comes to appointing a Sawtry conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for your lease extension (regardless if they are a Sawtry conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Sawtry conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
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How experienced is the practice with lease extension legislation?
I invested in buying a studio flat in Sawtry, conveyancing was carried out in 2003. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Sawtry with a long lease are worth £260,000. The ground rent is £50 invoiced every year. The lease terminates on 21st October 2100
With only 75 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
I previously told by my lender that their panel lawyers work on no completion no charge basis for conveyancing in Sawtry. I had a purchase fall through yet the solicitors want search fees! They say the fees are independent!
By offering "no completion no fee" Sawtry conveyancing firms are writing off their fees for any work conducted. We must stress this is not to be regarded as an insurance scheme. Disbursements aren’t covered – where the conveyancing practitioner have to pay money out to independent parties, for instance Sawtry local search fees