Me and my partner are buying a 2 bedroom flat in Uckfield with a mortgage. We would like to retain our Uckfield conveyancer, however the bank says she’s not on their "panel". It seems we have no choice but to select one of the mortgage company panel solicitors or keep our Uckfield property lawyer as well as pay for one of their panel lawyers to act for them. This feels very unfair; can we not require that the bank use our Uckfield conveyancing practitioner ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Uckfield conveyancing solicitor to apply to be on the conveyancing panel.
Should my lawyer be making enquiries regarding flooding during the conveyancing in Uckfield.
Flooding is a growing risk for conveyancers conducting conveyancing in Uckfield. Plenty of people will acquire a house in Uckfield, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, but there are a various checks that may be undertaken by the buyer or by their lawyers which can figure out the risks in Uckfield. The conventional set of property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to discover if the property has historically flooded. If flooding has previously occurred which is not disclosed by the vendor, then a purchaser could commence a claim for damages stemming from an misleading reply. A purchaser’s conveyancers may also carry out an environmental search. This will higlight if there is any known flood risk. If so, additional investigations should be conducted.
I bought my house on 5 March and the transaction details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Uckfield advises it should be formalised inside ten days. Are properties in Uckfield uniquely lengthy to register?
There is nothing unique about conveyancing in Uckfield registration formalities. Rather than based on location, timescales can vary subject to who lodges the application, whether there are errors and whether the Land registry communicate with any third parties. Currently approximately three quarters of such applications are completed within 12 days but some can be subject to extensive hold-ups. Historically registration takes place after the new owner is living at the premises so an expedited registration is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.
I have been on the look out for a ground for flat up to £245,000 and identified one close by in Uckfield I like with open areas and railway links in the vicinity, however it's only got 61 years on the lease. I can't really find anything else in Uckfield suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a home loan the remaining unexpired lease term will be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
I own a leasehold house in Uckfield. Conveyancing and Coventry Building Society mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Uckfield who acted for me is not around. What should I do?
First contact the Land Registry to make sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to instruct a Uckfield conveyancing lawyer to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a 1st floor flat in Uckfield, conveyancing was carried out 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Uckfield with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ends on 21st October 2081
With just 56 years left to run we estimate the price of your lease extension to be between £29,500 and £34,000 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.
I have chosen a Uckfield conveyancing solicitor for our home move (FTB’s) and have spotted in the engagement letter that they are not covered by the FCA. Am I right to be worried or is that usually the case with property lawyer?
We can't see why they should be. Most solicitor don't lend money. You should check that they are regulated by the SRA, who set stringent obligations regulating amounts deposited by them.