It is 10 years ago since I bought my property in Shropshire. Conveyancing lawyers have now been retained on the sale but I am unable to locate the deeds. Is this a problem?
Don’t worry too much. Firstly there is a chance that the deeds will be retained by your mortgage company or they may still be with the conveyancers who acted in the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Shropshire relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
The deeds to our property are lost. The conveyancers who dealt with the conveyancing in Shropshire 10 years ago are no longer around. What are my next steps?
As long as you have a registered title the details of your proprietorship will be held by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, locate your house and secure up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a simple, chain free conveyancing. Shropshire is where the house is located. Can you shed any light on this issue?
Flying freeholds in Shropshire are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shropshire you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shropshire may determine 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 residence.
We are four weeks into a residential purchase having been directed to a firm by the high street agent to carry out the conveyancing in Shropshire. We are not happy. Can you help me find new solicitors?
A lawyer would need to be really bad to suggest changing them. Has your mortgage been issued? In the event that it has you will need to make them aware of the replacement lawyer and get the offer are issued to the new lawyers. Your new conveyancer needs to be on the mortgage company approved list to avoid escalating costs and complications. That should be your starting point. The search tool should help you find a bank approved solicitor for your conveyancing in Shropshire
We expect to complete the disposal of our £375,000 apartment in Shropshire next Friday. The managing agents has quoted £300 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Shropshire?
Shropshire conveyancing on leasehold apartments nine out of ten times involves administration charges levied by management companies :
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Answering pre-contract enquiries
Where consent is required before sale in Shropshire
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I own a split level flat in Shropshire, conveyancing having been completed August 2010. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Shropshire with a long lease are worth £190,000. The average or mid-range amount of ground rent is £65 levied per year. The lease terminates on 21st October 2087
With 61 years unexpired we estimate the premium for your lease extension to range between £18,100 and £20,800 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt 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 without first seeking the advice of a professional.
My friend mentioned that when selecting a conveyancing lawyer they must be approved by your mortgage company. I am a FTB but I have an AIP from Virgin Money and I already have a local conveyancing solicitor in Shropshire lined up. Does Santander insist on an approved conveyancer to be instructed? Does a list of panel conveyancers even exist for my conveyancing in Shropshire?
You should instruct a solicitor that is on the Santander panel. Simply call your chosen Shropshire conveyancing solicitor to check if they are on the Santander panel. If they are not on the panel you have a number of alternatives open to you here:
- Complete the purchase with your existing Shropshire conveyancer but Santander will no doubt instruct a conveyancer from their conveyancing panel. The net impact is additional charges together with potential delay.
- Appoint a fresh solicitor to conduct the conveyancing, obviously checking they are on the Santander conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to get accepted on the Santander panel of solicitors.