I have just been advised by my financial adviser that my Selsey property lawyer is not on the mortgage company Solicitor panel. How can I check?
You need to contact your Selsey lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Last January we completed a house move in Selsey. We have noticed several problems with the property which we believe were missed in the conveyancing searches. Do we have any recourse? What searches should? have been ordered for conveyancing in Selsey?
The query is vague as what problems have arisen and if they are unique to conveyancing in Selsey. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor fills in a document called a Seller’s Property Information Form. answers provided is incorrect, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Selsey.
We see that you have a search directory listing law firms on the UBS conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Selsey?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Selsey.
After scouring mumsnet.com for a recommended solicitor in Selsey, many comment that I should use a CQS assured solicitor. What is CQS?
Selsey Conveyancing Quality Scheme solicitors have been granted certification under the Law Society's Scheme (CQS) CQS was established to promote high standards in the in the legal transfer of properties. CQS helps house movers to identify solicitor firms that provide a quality residential conveyancing. Selsey is one of the many areas in England and Wales in which CQS have a presence. The conveyancing scheme requires solicitors to undergo a strict assessment, compulsory training, self-certification, spot checks and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.
My wife and I purchasing a 4 bedroom semi-detached house in Selsey. We would like to convert the garage to an office at the house.Will the conveyancing process include enquiries to ascertain if these alterations are permitted?
Your conveyancer will review the registered title as conveyancing in Selsey will occasionally reveal restrictions in the title deeds which prevent certain works or require the permission of a 3rd party. Many extensions need local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.
I am the only beneficiary of my late father’s will and I have everything in my name now, including the my former home in Selsey. Conveyancing formalities meant that the Land Registry date was in February. I plan to dispose of the property. I do know about the CML 6 month 'rule', which means that my property ownership could be treated the same way as though I had purchased the property in February. Is the property unsalable for six months?
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 could be impacted by that. How sensible a view lenders take of it, depend on the lender as this provision is chiefly there to pick up on subsales or the wholesaling and assigning of property.
I can not work out if my mortgage offer requires a lease extension. I have called into my local Selsey building society branch on numerous occasions and was advised it wasn't a problem and they will lend. My Selsey conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Provided that the conveyancer is on the bank panel, they must adhere to the CML Handbook requirements for the lender. 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have recently realised that I have Fifty years left on my lease in Selsey. I now wish to get lease extension but my freeholder is missing. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to prove that you or your lawyers have used your best endeavours to find the lessor. On the whole an enquiry agent may be helpful to try and locate and prepare a report to be used as proof that the landlord can not be located. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s disappearance and the application to the County Court overseeing Selsey.
I acquired a garden flat in Selsey, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Selsey with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2090
With only 65 years remaining on your lease we estimate the premium for your lease extension to range between £13,300 and £15,400 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.