Can you help? My Stansted solicitor is assuring me that he has toorder Stansted conveyancing searches becausethe firm are on the Nat Westconveyancing panel. Is my solicitor right?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Stansted conveyancing searches.
I am buying a property and the conveyancer has raised the issue of Chancel Repair to which the house may be liable as it falls into the area of such a church. He has mentioned insurance. Is this really warranted for conveyancing in Stansted
Unless a previous purchase of the property took place after 12 October 2013 you could take it that conveyancing practitioners carrying out conveyancing in Stansted to continue to recommend a chancel search and or insurance against a claim.
The deeds to our house are lost. The conveyancers who dealt with the conveyancing in Stansted 10 years ago no longer exist. What are my options?
Assuming you have a registered title the details of your ownership will be recorded by the Land Registry under a Title Number. It is possible to perform a search at the Land Registry, find your property and get up to date copies of the property title for a small fee. If the property is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Stansted is the location of the property. Can you offer any guidance?
Flying freeholds in Stansted are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stansted you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stansted may ascertain 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 am in need of some leasehold conveyancing in Stansted. Before diving in I would like to find out the remaining lease term.
If the lease is registered - and 99.9% are in Stansted - then the leasehold title will always include the basic details 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 purchased a 1 bedroom flat in Stansted, conveyancing having been completed 9 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Stansted with a long lease are worth £227,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2097
You have 72 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
I happen to be an executor of my recently deceased mother’s Will, with a property in Stansted which is to be marketed. The property is unregistered at HMLR and I'm advised that some EAs will insist that it is completed before they'll move forward. What's the mechanism for this?
In the situation that you have set out it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.