My partner and I have just purchased a house in Tibshelf. We have noticed several issues with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been conducted as part of conveyancing in Tibshelf?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Tibshelf. Conveyancing searches and investigations initiated as part of the buying process are supposed to help avoid problems. As part of the process, a property owner completes a form known as a SPIF. answers turns out to be incorrect, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Tibshelf.
I own a freehold residence in Tibshelf but still charged rent, why is this and what is this?
It’s unusual for properties in Tibshelf and has limited impact for conveyancing in Tibshelf but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
My brother-in-law has suggested I instruct a conveyancing solicitor in Tibshelf. I need to find out whether they are on the Clydesdale conveyancing panel. Can you or the lender confirm if they are on the panel?
You should e-mail the solicitor and enquire if they are on the lender panel. Otherwise please call Clydesdale who may be able to confirm.
Me and my partner are purchasing a property in Tibshelf. It might be a silly question but how we can trust a solicitor? On completion day we will need to put money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are getting the release of further monies on our home loan from Clydesdale as we wish to carry out a loft conversion to our house in Tibshelf. Do we need to select a bricks and mortar Tibshelf solicitor on the Clydesdale conveyancing panel to handle the paperwork?
Clydesdale don't usually require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.
Last month we had a mortgage agreed in principle with Leeds Building Society. Tibshelf conveyancing lawyers are chosen. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
Some lenders take longer than others. Have Leeds Building Society done the survey? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Due to the input of my in-laws I had a survey completed on a house in Tibshelf in advance of appointing lawyers. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies may not grant a mortgage on such a home.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Tibshelf. Conveyancing may be slightly more expensive based on your lender's requirements.
There are only Sixty One years remaining on my flat in Tibshelf. I now want to extend my lease but my freeholder is missing. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to locate the landlord. In some cases a specialist would be helpful to carry out a search and prepare an expert document to be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Tibshelf.
I own a 1st floor flat in Tibshelf, conveyancing was carried out in 2008. 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? Corresponding flats in Tibshelf with a long lease are worth £186,000. The ground rent is £55 per annum. The lease terminates on 21st October 2077
With only 52 years left to run we estimate the premium for your lease extension to span between £29,500 and £34,000 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 detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.