It is 10 years ago since I bought my home in Yardley. Conveyancing lawyers have now been appointed on the sale but I can't locate the deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they may be archived with the solicitor who oversaw the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Yardley involves registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.
I used Wolstenholmes several years ago for my conveyancing in Yardley. I now require my papers but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Yardley of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing my first flat in Yardley with a loan from Nationwide Building Society. The sellers would not reduce the price so I negotiated £7000 of additionals instead. The sale representative suggested that I not reveal to my conveyancer about this side-deal as it will adversely affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey carried out on a house in Yardley ahead of appointing lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some banks may not grant a mortgage on such a house.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Yardley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Yardley to see if the conveyancing costs will increase in light of this.
I was recommended by a number of property agents in Yardley to choose a property lawyer using your seach tool. Is there a financial incentive for Estate Agents to promote your site over and above another?
We refuse to offer any commission for pointing buyers and sellers in our direction. We thought it would be too underhand a fee because a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great figure which is making it more attractive. I have just found out that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Yardley. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Yardley ?
Most houses in Yardley are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Yardley in which case you should be shopping around for a Yardley conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’spermission to conduct changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the property is located on an estate. Your lawyer will appraise you on the various issues.
Yardley Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying
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Are any of leasehold owners in dispute over their service charge payments? How many years remain on the lease? Does the lease contain onerous restrictions?