It is is a decade since I bought my property in Wisbech. Conveyancing lawyers have just been instructed on the sale but I can't track down the title deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be with the mortgage company or they may be in the possession of the conveyancers who acted in the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Wisbech involves registered property but in the unlikely event that your home is not registered it is more problematic but is not insurmountable.
My aunt advised me that in buying a property in Wisbech there may be a number of restrictions prohibiting external changes to a property. Is this right?
There are anumerous of properties in Wisbech which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Wisbech should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm in the process of viewing houses in Wisbech and I am now considering a potential offer. Should I already have a conveyancer appointed at this point? I intend to finance via a home loan with HSBC.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are taking out a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
I was told two weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Wisbech is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
My wife and I have a renovated Georgian house in Wisbech. Conveyancing solicitor acted for me and Accord Mortgages Ltd. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wisbech and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing lawyer who carried out the work.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a quick, no chain conveyancing. Wisbech is where the house is located. Is there any guidance you can give?
Flying freeholds in Wisbech are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wisbech you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wisbech 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 premises.
I own a leasehold flat in Wisbech. Conveyancing and Yorkshire Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Wisbech who previously acted has long since retired. Any advice?
The first thing you should do is contact the Land Registry to make sure that this person is indeed the new freeholder. There is no need to incur the fees of a Wisbech conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Wisbech - Sample of Queries before buying
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In the main the outlay for major works are not included within maintenance charges, albeit that there some managing agents in Wisbech obliged tenants to pay into a reserve fund created for the specific intention of building a fund for larger works. What restrictions are contained in the Wisbech Lease? The prefered form of lease structure is where the freehold reversion is owned by the leaseholders. In this arrangement the tenants benefit from being in charge if their destiny and although a managing agent is frequently retained if the building is bigger than a house conversion, the managing agent employed by the leaseholders.
Please can you clarify what my options are where my Wisbech conveyancing searches shows adverse entries?
Ordinarily, the majority of problems exposed in Wisbech conveyancing search results can be dealt with ahead of completion or indemnity insurance could possibly be put in place. You should remember that even though you are buying the premises and might be willing to accept the search results, your mortgage lender may not, and when all said and done have the final decision.