It is is a decade since I acquired my property in Yarmouth. Conveyancing lawyers have now been appointed on the sale but I am unable to find the deeds. Will this cause complications?
Don’t worry too much. Firstly the deeds may be kept by the lender or they could be archived with the lawyers who oversaw the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Yarmouth involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
My husband and I have arranged a further advance on our mortgage from Leeds Building Society as we intend to conduct alterations to our house in Yarmouth. Are we obliged to select a nearby Yarmouth solicitor on the Leeds Building Society conveyancing panel to deal with the legals?
Leeds Building Society don't usually instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.
I am selling my apartment. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being pedantic. The Yarmouth solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Yarmouth solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Yarmouth surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am intent on selling our house in Yarmouth and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Yarmouth lawyer would know this is not the case. It does beg the question why the purchasers are using a national conveyancing firm rather than a conveyancing solicitor in Yarmouth. We have lived in Yarmouth for 5 years we know of no issue. Should we contact our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I have todaybecome aware that Stirling Law have closed. They conducted my conveyancing in Yarmouth for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The easiest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Yarmouth conveyancing specialists.
As co-executor for the estate of my grandmother I am selling a property in Neath but live in Yarmouth. My solicitor (approximately 235 miles awayrequires that I execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing lawyer in Yarmouth who can witness this legal document for me?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are Yarmouth based
Last March I purchased a leasehold property in Yarmouth. Am I liable to pay service charges relating to a period prior to 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. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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 invested in buying a 2 bed flat in Yarmouth, conveyancing having been completed 5 years ago. How much will my lease extension cost? Corresponding properties in Yarmouth with over 90 years remaining are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2080
With only 54 years unexpired we estimate the price of your lease extension to be between £32,300 and £37,400 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you 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.