It is a dozen years since I bought my property in Arkley. Conveyancing solicitors have just been instructed on the sale but I am unable to locate my title deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be retained by the mortgage company or they could be in the possession of the conveyancers who handled your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Arkley relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
I had a mortgage agreed in principle with Clydesdale. Arkley conveyancing solicitors were chosen. What is the average time that one could expect to receive a mortgage offer from Clydesdale?
Some lenders take longer than others. Have Clydesdale conducted the survey? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The formalities of my purchase has taken place for my property in Arkley. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. If you feel 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.
About to purchase flat in Arkley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Arkley conveyancing practitioner is on the RBS conveyancing panel.
What does a local search reveal about the house I am purchasing in Arkley?
Arkley conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for example Xpress Legal The local search is essential in every Arkley conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search should provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
How do I identify a Arkley solicitor on the Yorkshire Building Society conveyancing panel? I have wheels and am willing to travel upto 25miles to meet the conveyancer.
You can use the search on this website. Please choose the mortgage company and your location and you will see a number of Arkley conveyancing lawyers based on proximity. We have detailed some Arkley conveyancing firms towards the end of this page and you can call them to check if they are on the Yorkshire Building Society member panel
Is it best to choose a Arkley conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can handle the legal work however they are based 300miles drive away.
The benefit of a high street Arkley conveyancing firm is that you can pop in to execute documents, present your ID and apply pressure on them where appropriate. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and in the main were impressed that must trump using an unknown Arkley conveyancing lawyer solely due to them being based in the area.
I am looking at a two flats in Arkley both have about fifty years unexpired on the lease term. Will this present a problem?
There is no doubt about it. A leasehold flat in Arkley is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it reduces the value of the premises. For most buyers and lenders, leases with less than eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Arkley conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I am the leaseholder of a two-bedroom flat in Arkley. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
Most certainly. We can put you in touch with a Arkley conveyancing firm who can help.
An example of a Lease Extension decision for a Arkley residence is Ground Floor Maisonette 17 Milton Road in January 2014. The Tribunal determined the premium payable by the Applicant to the should be £13,299 This case was in relation to 1 flat. The remaining number of years on the lease was 71.73 years.