It is a dozen years since I acquired my home in Southend On Sea. Conveyancing lawyers have recently been instructed on the sale but I am unable to find my title deeds. Is this a problem?
You need not be too concerned. Firstly the deeds may be retained by your lender or they could be in the possession of the solicitor who handled your purchase. Secondly in all probability 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 procuring up to date copy of the land registers. Almost all conveyancing in Southend On Sea involves registered property but in the unlikely event that your home is unregistered it is more of a problem but is not insurmountable.
My bank has suggested solicitors on their panel based in Southend On Sea but I would rather use a conveyancing lawyer in Southend On Sea round the corner to me. Can you assist?
It is by no means the case that all Southend On Sea conveyancing firms are on all banks conveyancing panel. Do make the most of the above search tool to choose a Southend On Sea conveyancing firm on the on the bank panel.
Various internet forums that I have frequented warn that are the main reason for delay in Southend On Sea conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Local searches are not likely to feature in any delay in conveyancing in Southend On Sea.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Southend On Sea is where the house is located. What do you suggest?
Flying freeholds in Southend On Sea are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Southend On Sea you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Southend On Sea 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 residence.
There are only 72 years unexpired on my lease in Southend On Sea. I now wish to extend my lease but my landlord is absent. What should I do?
On the basis that you qualify, 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 extended by the Court. You will be obliged to demonstrate that you have made all reasonable attempts to locate the freeholder. For most situations a specialist would be useful to carry out a search and to produce a report to be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Southend On Sea.
I bought a split level flat in Southend On Sea, conveyancing formalities finalised in 2006. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Southend On Sea with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2102
With just 77 years unexpired we estimate the premium for your lease extension to span between £7,600 and £8,800 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.
I bought a property in Southend On Sea last 5/9/2024 and to date it is still not registered with HM Land Registry. It was part of a new estate and my solicitor told me that it can take twelve months to register. I have contacted HM Land Registry directly and they have informed me the initial application was cancelled due to failure to reply to requisitions. Do I need to be concerned?
It is your solicitor that you really need to get in touch with in order to satisfy any issues which have been raised as part of the registration process for your Southend On Sea property. Normal Southend On Sea conveyancing practice includes an undertaking on the part of the previous owner’s solicitor that they will assist in resolving any requisition raised by HMLR so it may be a case of taking action to enforce that undertaking in some way.