It is 10 years ago since I acquired my property in Ferryside. Conveyancing solicitors have recently been appointed on the sale but I can't locate the deeds. Is this a major issue?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your mortgage company or they could stored with the solicitor who handled your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Ferryside relates to registered property but in the rare situation where your home is unregistered it is more tricky but is not insurmountable.
My bank has recommended a law firm on their panel based in Ferryside but I would rather instruct a conveyancing lawyer in Ferryside or nearer to where I live. Can you help?
Not all Ferryside conveyancing practitioners are approved and listed on all banks conveyancing panel. Use our find an approved solicitor tool to locate a Ferryside conveyancing conveyancer on the on the mortgage company panel.
Will our conveyancer be raising enquiries regarding flooding during the conveyancing in Ferryside.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Ferryside. There are those who acquire a property in Ferryside, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, but there are a various searches that can be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Ferryside. The conventional set of property information forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to discover if the premises has historically flooded. If flooding has previously occurred and is not notified by the owner, then a buyer could issue a compensation claim as a result of such an misleading answer. A purchaser’s lawyers should also carry out an enviro search. This will disclose whether there is a recorded flood risk. If so, additional investigations should be made.
Are there restrictive covenants that are commonly identified during conveyancing in Ferryside?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Ferryside. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I need to instruct a conveyancing practitioner in Ferryside for my house move. Can I check a solicitor's complaints history with the legal regulator?
One may read published Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA may recorded call for training reasons.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £400,000 garden flat in Ferryside on Wednesday in a week. The freeholder has quoted £408 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Ferryside?
Ferryside conveyancing on leasehold apartments normally necessitates the buyer’s lawyer submitting questions for the landlord to answer. Although the landlord is under no legal obligation to address such questions most will be willing to do so. They are at liberty to charge a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some situations it is in excess of £800. The management information fee levied by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, otherwise the charge is not strictly payable. Reality however dictates that one has no option but to pay whatever is demanded should you wish to sell the property.
Leasehold Conveyancing in Ferryside - A selection of Queries before Purchasing
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This information is useful as a) areas can cause problems in the block as the common areas may begin to deteriorate where repairs are not paid for b) if the leaseholders have an issue with the managing agents you will need to have complete disclosure Most Ferryside leasehold flats will incur a service bill for maintenance of the building invoiced by the landlord. Where you purchase the property you will have to pay this amount, usually periodically during the year. This may differ from a couple of hundred pounds to thousands of pounds for large purpose-built buildings. In all probability there will be a rentcharge to be met yearly, ordinarily this is not a exorbitant amount, say about £25-£75 but you need to enquire it because on occasion it could be prohibitively expensive. Who are the managing agents?