Our Cippenham lawyer has discovered an inconsistency when comparing the information in the home valuation survey and what is revealed within the title deeds. My solicitor says that he is obliged to check that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s course or action appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who did the conveyancing in Cippenham 10 years ago are no longer around. Will I be able to sell the house?
Assuming you have a registered title the information relating to your proprietorship will be retained by the Land Registry with a Title Number. It is easy to carry out a search at the Land Registry, locate your house and get current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be retrieved for a small fee.
I have been on the look out for a flat up to £195,000 and identified one near me in Cippenham I like with a park and station in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Cippenham for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage that many years may be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Cippenham and how can you help?
The particular law that you refer to affords security of tenure to business leaseholders, granting the a statutory right to apply to court for a new lease and remain in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and assist with commercial conveyancing in Cippenham
Am I better off to instruct a Cippenham conveyancing solicitor in close proximity to the house I am hoping to buy? I have an old university friend who can deal with the legal work however his firm is located 300miles away.
The benefit of a high street Cippenham conveyancing firm is that you can attend the office to execute documents, hand in your identification documents and apply pressure on them if necessary. Having local Cippenham know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and in the main were content that should trump using an unknown Cippenham conveyancing solicitor solely due to them being round the corner.
My conveyancers in Cippenham have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the lender directly.