It is a dozen years since I acquired my property in Wroxham. Conveyancing lawyers have now been instructed on the sale but I am unable to locate my title documents. Will this cause complications?
Don’t worry too much. Firstly the deeds may be kept by your mortgage company or they may be in the possession of the lawyers who handled the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Wroxham relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
How do I investigate if the solicitor carrying out my conveyancing in Wroxham is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus spending £192.00 in another set of conveyancing costs.
You should make use of the search tool on this site. Please choose the lender and type ‘Wroxham’ or your location and you will be presented with a number of lawyer based in Wroxham or by proximity to you.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, no chain conveyancing. Wroxham is the location of the property. Is there any guidance you can give?
Flying freeholds in Wroxham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wroxham you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wroxham 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.
We're first time buyers - agreed a price, yet the property agent advised that the seller will only move forward if we instruct the agent's recommended conveyancers as they want an ‘expedited deal’. We would rather use a family solicitor accustomed to conveyancing in Wroxham
It is unlikely the owners are driving this. If they desire ‘a quick sale', turning down a genuine buyer is going to damage their objectives. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you will continue to appoint your preferred Wroxham conveyancing firm - not the ones that will provide their estate agent a introducer fee or meet his conveyancing targets demanded by HQ.
I've recently bought a leasehold house in Wroxham. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a garden flat in Wroxham, conveyancing was carried out January 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Wroxham with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ceases on 21st October 2086
With 61 years left to run we estimate the price of your lease extension to range between £18,100 and £20,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
My wife and I have chosen a Wroxham conveyancing solicitor for our home move (FTB’s) and have spotted in the engagement letter that they are not covered by the FCA. Should I be concerned or is that standard with property lawyer?
We can't see why they should be. Most lawyer don't lend money. They should be governed by the Solicitors Regulation Authority, who set strict rules regulating monies deposited on client account.