As someone unfamiliar with conveyancing in Ascot what’s your top tip you can give me concerning the legal transfer of property in Ascot
You may not hear this from too many lawyers but conveyancing in Ascot and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is plenty of room for friction between you and other parties involved in the house moving process. For instance, the seller, property agent and on occasion the bank. Appointing a law firm for your conveyancing in Ascot is a critical decision as your conveyancer is your adviser, and is the ONE person in the legal process whose role it is to look after your legal interests and to keep you safe.
We are witnessing a worrying increase of a "blame" culture- someone must be blamed for the process taking so long. We recommend that you your first instinct should be to trust your lawyer above the other players when it comes to the legal transfer of property.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a house in Ascot? or Apparently there is an ancient law that could mean that house owners living in a parish church boundary will be compelled to contribute towards repairs towards the chancel in proximity to the church. Is this relevant for conveyancing in Ascot?
Unless a previous acquisition of the house completed post 12 October 2013 you could take it that solicitors conducting conveyancing in Ascot to continue to propose a a chancel search and or insurance against a claim.
Just bought a semi-detached house in Ascot , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Ascot conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are concluded.
As far as conveyancing in Ascot registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can differ according to who lodges the application, whether there are errors and if the Land registry must send notices to any third parties. As of today in the region of 80% of such applications are completed in less than three weeks but occasionally there can be protracted hold-ups. Registration occurs once the buyer is living at the property so post completion formalities is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
Due to the encouragement of my in-laws I had a survey completed on a house in Ascot in advance of retaining lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some lenders may not issue a loan on such a house.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. Should you wish to call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ascot. Conveyancing may be slightly more expensive based on your lender's requirements.
My partner and I may need to let out our Ascot garden flat for a while due to a new job. We used a Ascot conveyancing practice in 2004 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Some leases for properties in Ascot do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I bought a garden flat in Ascot, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Ascot with over 90 years remaining are worth £191,000. The ground rent is £55 per annum. The lease ceases on 21st October 2074
With just 53 years unexpired we estimate the price of your lease extension to be between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.
I am expecting to exchange buying a house in Ascot but as a consequence of damage from the recent storms I have agreed recompense from the current proprietors of five thousand pounds by way of a deduction in the price. This was going to be dealt with as part of the conveyancing process however the bank will not permit this. Why were they notified?
The property lawyer that is on the lender conveyancing panel is required to inform the mortgage company of any amendments to the purchase price. If you prohibit your conveyancing practitioner to report the price change to your bank then they would need to refrain from representing you and the bank.