It is is a decade since I purchased my property in Belgravia. Conveyancing lawyers have recently been instructed on the sale but I am unable to track down my title deeds. Is this a major issue?
Don’t worry too much. First the deeds may be kept by your lender or they could be in the possession of the lawyers who oversaw your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Belgravia relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
We are planning to purchase with Coventry BS. I dropped in 3 or 4 high street solicitors but am struggling to find a Belgravia conveyancing firm on the Coventry BS approved list. Please you help?
You should make the most of the find a lender approved solicitor tool on this web page. Please choose the building society and type Belgravia or your location and you will discover a number of lawyer based in Belgravia or by proximity to you.
Despite weeks of looking the Title Certificate and documents to our home are lost. The lawyers who dealt with the conveyancing in Belgravia 10 years ago no longer exist. What are my next steps?
Assuming the title is registered the information relating to your proprietorship will be retained by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, locate your property and get up to date copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Belgravia is where the house is located. Can you offer any assistance?
Flying freeholds in Belgravia are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Belgravia you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Belgravia may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
We are a fortnight into a residential purchase having been referred to a firm by the estate agent to execute conveyancing in Belgravia. I am not happy. Can you you assist me in finding new solicitors?
A solicitor would need to be really poor to suggest replacing them. Has the mortgage been issued? In the event that it has you need to advise them of the new solicitor and get the loan are re-issued. Your new conveyancer needs to be on the banks panel to avoid added costs and complications. That should be your starting point. The find a solicitor tool should assist you in finding a bank approved solicitor for your conveyancing in Belgravia
I am employed by a busy estate agent office in Belgravia where we have witnessed a number of flat sales jeopardised as a result of short leases. I have been given inconsistent advice from local Belgravia conveyancing firms. Can you clarify whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Having spent years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Belgravia. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to make a decision on the sum to be paid.
An example of a Lease Extension decision for a Belgravia premises is Flat 3 47 Cadogan Square in December 2010. the Tribunal determined that the premium payable to the landord by the leaseholder for the lease extension was £732,935 This case affected 1 flat. The unexpired term was 13.33 years.