It is is a decade since I purchased my property in Gamston. Conveyancing solicitors have now been instructed on the sale but I can't find my title documents. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be with the lender or they may be in the possession of the solicitor who oversaw the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Gamston relates to registered property but in the unlikely event that your home is unregistered it is more tricky but is not insurmountable.
The mortgage over my property is with Skipton for my property in Gamston. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Skipton?
Skipton must be informed of your intention in advance of renting your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel firm.
Completion of my purchase has taken place for my property in Gamston. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
After weeks of negotiation I have agreed a price on an apartment in Gamston. My mortgage broker suggested a conveyancer. I paid an on account payment of £175. Not long after, the solicitor called me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Gamston?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Gamston. 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 am selling my house. My previous conveyancers have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Gamston if that makes things easier.
You should use our search tool to help you find a solicitor for your conveyancing in Gamston. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
Am I best advised to choose a Gamston conveyancing practitioner in close proximity to the house I am buying? An old friend can execute the conveyancing but they are based 400kilometers away.
The primary upside of using a high street Gamston conveyancing firm is that you can attend the office to sign paperwork, deliver your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and they were impressed that should outweigh using an unknown Gamston conveyancing lawyer just because they are local.
I've recently bought a leasehold house in Gamston. Do I have any liability for 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).
Leasehold Conveyancing in Gamston - Sample of Queries Prior to buying
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Its a good idea to discover as much as you can about the managing agents as they can either make living at the property much simpler or uncomfortable. As the owner of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to practical matters like the upkeep of the common parts. Enquire of other tenants whether they are happy with their service. Finally, find out the dates that you are obliged pay the maintenance charge to the appropriate party and precisely what it includes. Are any of leasehold owners in dispute over their service charge payments? What is the name of the managing agents?