What does a local search inform me regarding the property we're buying in West Moors?
West Moors conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations such as Xpress Legal The local search plays a central part in most West Moors conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The lawyers who did the conveyancing in West Moors 5 years ago are no longer around. What do I do?
Assuming the title is registered the information relating to your proprietorship will be held by HMLR with a Title Number. It is easy to carry out a search at the Land Registry, find your property and secure up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will also normally retain a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
How does conveyancing in West Moors differ for newly converted properties?
Most buyers of new build premises in West Moors contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in West Moors tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in West Moors or who has acted in the same development.
I decided to have a survey completed on a house in West Moors ahead of appointing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some lenders will refuse to issue a loan on a flying freehold property.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. If you call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in West Moors. Conveyancing will be smoother if you use a solicitor in West Moors especially if they are acquainted with such properties in West Moors.
I am intending to rent out my leasehold flat in West Moors. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
The lease dictates the relationship between the landlord and you the flat owner; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in West Moors do not contain an absolute prevention of subletting – such a clause would undoubtedly devalue the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
West Moors Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing
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How many of the leaseholders are in arrears for their service charge payments? What is the name of the managing agents? Where a West Moors lease has fewer than eighty years it will affect the marketability of the property. It is worth checking with your lender that they are happy with residual term of the lease. A short lease means that you will probably need a lease extension at some point and it is worth finding out what this will be. Remember, in most cases you will need to own the property for 24 months before you are eligible to extend the lease.
For various reasons I am unfit to visit my West Moors conveyancing lawyers office to execute documents connected to my conveyancing in West Moors – is this a problem?
You need not be concerned. West Moors conveyancing lawyers can conduct home moves for clients from a distance. You are unlikely to be required to be present a West Moors conveyancers office. They can undertake all communications via phone, post and email - whatever works for you.