I am need of leasehold conveyancing for a flat in a relatively new development (seven years old) in Trentham. 95% of the flats have already been occupied. Do I need carry out the neighbourhood searches for my conveyancing in Trentham?
You would be opening yourself up to an unnecessary risk in not carrying out Trentham conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would strongly advise in the strongest possible terms that your lawyer conducts them. If speed and expenses are top of your issues you should consider with your solicitor about the options such as contingency insurance available to you
I am considering applying for a Kent Reliance mortgage for purchase of a new build (under development) in Trentham with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Trentham?
There are many recorded licenced Conveyancers in Trentham and Solicitor firms in Trentham to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. They may both also conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We are getting the release of further monies on our mortgage from UBS as we intend to carry out improvements to our house in Trentham. Are we obliged to appoint a local Trentham solicitor on the UBS conveyancing panel to handle the legals?
UBS don't usually instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS list.
The formalities of my remortgage has taken place for my property in Trentham. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Me and my brother have a semi-detached Georgian house in Trentham. Conveyancing lawyer represented me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Trentham and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing solicitor who conducted the purchase.
The estate agent has sent us the confirmation of our purchase of a new build flat in Trentham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Trentham
-
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
Due to the encouragement of my in-laws I had a survey completed on a property in Trentham in advance of instructing conveyancers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some banks tend not give a mortgage on this type of house.
It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Trentham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Trentham to see if the conveyancing will be more expensive.