This question may be naive but I am unseasoned as a 1st time buyer of a two bedroom flat in Winnersh. Do I pick up the keys to the premises on completion from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Winnersh?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you will be invited to collect the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Winnersh lawyer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Winnersh. I have a mortgage agreed with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
The deeds to my home can not be found. The solicitors who handled the conveyancing in Winnersh 4 years ago are no longer around. Will I be able to sell the house?
In today’s world there are duplicates made of almost everything, and your conveyancer should know exactly where to locate all the suitable paperwork so you can buy or sell your property without any difficulty. Where copies are not available, your solicitor can put in place insurance or indemnities against future claims on the premises.
How does conveyancing in Winnersh differ for new build properties?
Most buyers of new build residence in Winnersh come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is finished. This is because builders in Winnersh 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 Winnersh or who has acted in the same development.
I need to retain a conveyancing solicitor for remortgage conveyancing in Winnersh. I have stumble upon a site which looks to be the perfect answer If it is possible to get all this stuff done via web that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have recently realised that I have Seventy years left on my flat in Winnersh. I need 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 submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to locate the freeholder. On the whole an enquiry agent would be useful to try and locate and prepare a report which can be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on proving the landlord’s absence and the application to the County Court covering Winnersh.
I acquired a ground floor flat in Winnersh, conveyancing formalities finalised October 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Winnersh with an extended lease are worth £197,000. The ground rent is £55 levied per year. The lease comes to an end 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 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. 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 move forward based on this information before seeking the advice of a professional.
Is there a reason that Winnersh conveyancing costs are more expensive for leasehold and freehold properties?
When purchasing a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control