Forgive me if this question is silly but I am new to the house moving as a 1st time purchaser of a ground floor flat in Tilehurst. Do I collect the keys to the house on the completion date from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Tilehurst?
On the day of completion you do not need to attend the conveyancers office in Tilehurst. Conveyancing lawyers for you will arrange to send the completion advance to the seller's solicitors, and once they have received this, you will be invited to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
A relative pointed out to me me that in buying a property in Tilehurst there could be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of a number of properties in Tilehurst which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Tilehurst should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
The mortgage over my property is with Clydesdale for my property in Tilehurst. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?
Your original mortgage agreement with Clydesdale will provide that you need their approval before renting your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel firm.
I am close to exchanging contracts on the sale of our home in Tilehurst and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a nationwide conveyancing firm rather than a conveyancing solicitor in Tilehurst. Having lived in Tilehurst for six years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Tilehurst is the location of the property. Can you offer any assistance?
Flying freeholds in Tilehurst are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tilehurst 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 Tilehurst 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 residence.
I was pointed in your direction by a few estate agents in Tilehurst to get a quote from a solicitor on your site. What’s the financial advantage for Estate Agents to recommend your site over and above alternative conveyancing organisations?
We refuse to give any commission for directing people our way. We found it would be just too difficult to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I need to instruct a conveyancing lawyer in Tilehurst for my house move. Can I check a firm’s complaints history with the legal regulator?
You may read published Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.
I am looking at a two maisonettes in Tilehurst both have approximately fifty years unexpired on the lease term. Should I regard a short lease as a deal breaker?
There are plenty of short leases in Tilehurst. The lease is a legal document that entitles you to use the property for a prescribed time frame. As the lease gets shorter the marketability of the lease decreases and results in it becoming more costly to extend the lease. This is why it is generally wise to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease because mortgage companies less inclined to grant a loan on such properties. Lease enfranchisement can be a protracted process. We advise that you get professional assistance from a solicitor and surveyor with experience in this arena.
I own a 1 bedroom flat in Tilehurst, conveyancing having been completed 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Tilehurst with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 2086
You have 62 years remaining on your lease the likely cost is going to span between £17,100 and £19,800 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.