It is a dozen years since I bought my property in Williton. Conveyancing solicitors have just been instructed on the sale but I can't locate my deeds. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be with the mortgage company or they could be in the possession of the lawyers who handled the purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Williton relates to registered property but in the rare situation where your property is not registered it is more tricky but is not insurmountable.
My father informed me that in buying a property in Williton there may be various restrictions prohibiting external alterations to the property. Is this right?
We are aware of anumerous of properties in Williton which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Williton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am the only beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in Williton. Conveyancing formalities meant that the Land Registry date was in May. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the property in May. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Most banks would take a practical view as this obligation chiefly exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being difficult. The Williton solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am buying a new build apartment in Williton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Williton
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I was recommended by a number of selling agents in Williton to find a solicitor on your site. What’s the financial upside for Estate Agents to promote your services over and above alternative conveyancing organisations?
We don’t offer any commission for sending work our way. We thought it would be too underhand to pay a commission because home movers will 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.
My wife and I purchased a leasehold house in Williton. Conveyancing and Santander mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Williton who previously acted has now retired. Do I pay?
The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Williton conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a leasehold flat in Williton, conveyancing having been completed September 2012. Can you work out an approximate cost of a lease extension? Corresponding flats in Williton with an extended lease are worth £216,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2095
With just 70 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
How do I identify cost effective conveyancing in Williton?
First ask the people you trust who they would recommend. Second, look on the web for conveyancing in Williton. Call two or three from the list and ask them to send you their conveyancing charges and discuss your needs with the solicitor who will conduct your conveyancing before you make your choice. Third is to make use of this site to assist you in finding the right lawyers taking into account your unique factors including location,speed, complexity and who your intended lender is.Resist the temptation to appoint lowest cost conveyancing solicitors in Williton