Our lawyer has uncovered a a legal deficiency with the lease for the apartment we are buying in Sunningdale. The seller’s lawyers have suggested defective title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer says that he must be satisfied that the lender is happy with this solution. Are we the client or is the bank?
Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the lender are the client. These conveyancing instructions have to be complied with.
We see that you have a post code search directory listing firms on the Principality conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Sunningdale?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Sunningdale.
My wife and I buying a detached bungalow in Sunningdale. We would like to carry out an extension to the side at the house.Will legal investigations on the property include enquiries to determine if these works are permitted?
Your solicitor should check the registered title as conveyancing in Sunningdale can sometimes reveal restrictions in the title documents which prevent certain alterations or require the consent of another owner. Some works require local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.
Can I be sure that the Sunningdale conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Sunningdale obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor conducting your conveyancing.
I had a mortgage agreed in principle with Skipton. Sunningdale conveyancing solicitors are chosen. How long does it take for Skipton to send the offer to the conveyancer?
There is no definitive answer here. Have Skipton conducted the valuation? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The deeds to our home can not be found. The solicitors who handled the conveyancing in Sunningdale 4 years ago are no longer around. What do I do?
Assuming you have a registered title the information relating to your proprietorship will be retained by the Land Registry under a Title Number. It is possible to perform a search at the Land Registry, locate your house and order up to date copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
Due to the advice of my in-laws I had a survey completed on a property in Sunningdale before retaining lawyers. I have been told that there is a flying freehold element to the house. The surveyor advised that some mortgage companies tend not give a loan on such a premises.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. If you contact us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Sunningdale. Conveyancing will be smoother if you use a solicitor in Sunningdale especially if they are accustomed to such properties in Sunningdale.
I’m about to sell my basement apartment in Sunningdale. Conveyancing is yet to be initiated, but I have recently received a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is clear the service charge as you normally would because all rents and maintenance charges should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I am the registered owner of a basement flat in Sunningdale, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Sunningdale with over 90 years remaining are worth £190,000. The ground rent is £65 invoiced annually. The lease expires on 21st October 2086
With just 61 years unexpired we estimate the price of your lease extension to be between £19,000 and £22,000 as well as legals.
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 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 should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.