Completed the sale of my flat in Upton Upon Severn last November but our buyer keeps texting every few hours to moan that her solicitor is waiting to hear from mysolicitor. What are the post completion sale formalities now that I have sold?
After completion of your sale your lawyer should forward the transfer documentation and all additional paperwork to the buyer’s lawyers. Where appropriate, your conveyancer must also confirm that the legal charge in favour of the lender has been discharged to the buyers conveyancers. There is unlikely to be post completion formalities just for conveyancing in Upton Upon Severn.
I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel conveyancer as I would much rather appoint a Upton Upon Severn based conveyancing firm?
You should check but the the likelihood is that appoint one of their panel solicitors where you take up the "fee-free" deal. Speak to the bank to determine if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Upton Upon Severn.
Will our lawyer be making enquiries concerning flooding during the conveyancing in Upton Upon Severn.
Flooding is a growing risk for conveyancers dealing with homes in Upton Upon Severn. There are those who purchase a house in Upton Upon Severn, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to give advice on flood risk, but there are a number of searches that may be initiated by the buyer or by their lawyers which will give them a better understanding of the risks in Upton Upon Severn. The standard completed inquiry forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to find out if the premises has suffered from flooding. If flooding has previously occurred which is not revealed by the owner, then a buyer may issue a legal claim for losses resulting from an incorrect response. The buyer’s conveyancers will also conduct an enviro search. This will disclose if there is any known flood risk. If so, additional investigations will need to be initiated.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Upton Upon Severn is where the house is located. What do you suggest?
Flying freeholds in Upton Upon Severn are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Upton Upon Severn you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Upton Upon Severn 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 property.
Having checked my lease I have discovered that there are only 62 years remaining on my flat in Upton Upon Severn. I am keen to get lease extension but my freeholder is absent. What are my options?
If you qualify, 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 enable the lease to be extended by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to locate the landlord. For most situations a specialist may be helpful to conduct investigations and to produce an expert document to be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer both on investigating the landlord’s absence and the vesting order request to the County Court overseeing Upton Upon Severn.
I bought a split level flat in Upton Upon Severn, conveyancing having been completed 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Upton Upon Severn with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £50 per annum. The lease expires on 21st October 2100
With only 75 years left to run the likely cost is going to span between £8,600 and £9,800 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
Can you recommend a property lawyer for buying a house? Ideally someone in Upton Upon Severn, who will contact me via email - not someone who insists on a letter in the post or fax.
The purpose of this site is limited to being a directory service for property lawyers who want to be listed as being on the approved conveyancing panel for RBS in certain locations for instance Upton Upon Severn . Our intention is not to recommend any particular conveyancing practitioner.