My husband and I are purchasing a new build flat in Standish and my conveyancer is advising me that she has to the mortgage company to reveal incentives from the seller. I am under pressure to sign contracts and I would rather not delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
It is 10 years ago since I purchased my home in Standish. Conveyancing lawyers have now been instructed on the sale but I can't track down the deeds. Will this cause complications?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your lender or they may be in the possession of the lawyers who acted in your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Standish relates to registered property but in the rare situation where your property is unregistered it is more of a problem but is resolvable.
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who dealt with the conveyancing in Standish 5 years ago no longer exist. What are my options?
Gone are the days when you need to hold title deeds to prove you own the land or premises, as the Land Registry have everything they need in a digital format.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Standish is where the house is located. Can you shed any light on this issue?
Flying freeholds in Standish are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Standish you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Standish 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 property.
I was recommended by a few selling agents in Standish to locate a property lawyer on your site. Is there a financial upside for Estate Agents to recommend your lawyers over and above alternative conveyancing organisations?
We don’t offer any financial incentive for directing people in our direction. We thought it would be too underhand a fee as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
I am in need of some leasehold conveyancing in Standish. Before I get started I would like to find out the unexpired term of the lease.
Assuming the lease is registered - and most are in Standish - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a 2 bed flat in Standish, conveyancing having been completed November 2006. 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 Standish with over 90 years remaining are worth £190,000. The ground rent is £45 yearly. The lease finishes on 21st October 2087
With only 62 years unexpired we estimate the price of your lease extension to range between £17,100 and £19,800 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.