What does a local search reveal concerning the house I am buying in Banstead?
Banstead conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for instance Searchflow The local search plays a central part in most Banstead conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search should reveal 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 thirteen topic headings.
The deeds to my property can not be found. The conveyancers who conducted the conveyancing in Banstead 4 years ago no longer exist. What are my next steps?
Gone are the days when you need to hold title official documentation to evidence that you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.
Am I right to be wary by 3rd parties that I am dealing with are recommending a factory type conveyancing firm as opposed to a local Banstead conveyancing practice?
As with lots of service providers, often input from family and friends can be most helpful. But there are many players in a conveyancing deal; estate agents, mortgage brokers and banks may recommend solicitors to select. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there might be a commercial relationship behind the endorsement. You are at liberty to select your own lawyer. However, bear in mind that most mortgage providers specify a panel list of law firms you are obliged to use for the lender related work in your conveyancing.
My husband and I are 17 days into a leasehold purchase having been recommend to solicitors by the selling agent to perform conveyancing in Banstead. We are not happy. Can you help me find new lawyers?
A solicitor would have to be really bad in order to consider changing them. Has your mortgage offer been sent? In the event that it has you must make them aware of the new contact details and have the offer are re-issued. Your new solicitor ideally should be on the mortgage company approved list to avoid escalating charges and frustration. So that should be your first question of the new solicitors. The search tool should assist you in finding a bank approved conveyancer for your home move in Banstead
I am on look out for some leasehold conveyancing in Banstead. Before I get started I want to be sure as to the remaining lease term.
If the lease is registered - and most are in Banstead - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have given up trying to reach an agreement for a lease extension in Banstead. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a missing freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to judgment on the sum to be paid.
An example of a Lease Extension case for a Banstead premises is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 60.43 years.
My solicitors in Banstead have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?
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.