It is is a decade since I acquired my home in The Hale. Conveyancing solicitors have recently been appointed on the sale but I can't locate my title deeds. Will this cause complications?
You need not be too concerned. Firstly the deeds may be with your lender or they may stored with the conveyancers who handled the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in The Hale relates to registered property but in the rare situation where your home is unregistered it is more tricky but is not insurmountable.
We wanted to use a conveyancing solicitor in The Hale for our house move. Our financial adviser has since advised us that our bank Platform Home Loans Ltd won't deal with them. Why is this not regarded as unduly restrictive?
A decade ago most mortgage companies had a different appetite for risk. Almost all The Hale conveyancing firms would have been on many bank panels. The Financial Services Authority in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms about their operations and their employees as well as set certain criteria such a completing on a minimum amount of conveyancing. Many The Hale conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. The Hale is one of the many locations where the lawyers we recommend are members of the panel for Platform Home Loans Ltd.
What can a local search reveal concerning the property we're buying in The Hale?
The Hale conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company such as PSG The local search is essential in every The Hale conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. The Hale is where the house is located. What do you suggest?
Flying freeholds in The Hale are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in The Hale you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in The Hale 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 premises.
I need to retain a conveyancing solicitor for leasehold conveyancing in The Hale. I happened to stumble upon a web site which looks to be the perfect offering If there is a chance to get all this stuff done via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Last March I purchased a leasehold flat in The Hale. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Having spent months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in The Hale. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We can put you in touch with a The Hale conveyancing firm who can help.
An example of a Lease Extension decision for a The Hale premises is 20 Orchard Court Stonegrove in June 2009. The tribunal decided that a premium of £11,040 should be payable for the new lease This case related to 1 flat. The unexpired term was 71.55 years.