It is a dozen years since I purchased my home in Belper. Conveyancing lawyers have recently been retained on the sale but I am unable to find my deeds. Is this a major issue?
Don’t worry too much. First there is a chance that the deeds will be retained by the lender or they could stored with the solicitor who acted in your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Belper relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
I own a semi-detached Edwardian property in Belper. Conveyancing solicitor represented me and Clydesdale. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Belper and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing practitioner who completed the work.
The estate agent has sent us the confirmation of our purchase of a new build flat in Belper. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Belper
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
What tools are available to search for a Belper solicitor on the Lloyds TSB Bank conveyancing panel? I have wheels and am happy to travel upto 20miles to meet the solicitor.
You can use the tool on this page. Please choose the bank and your location and you will see a number of Belper conveyancing lawyers based on proximity. We have detailed some Belper conveyancing firms at the bottom of this page and you can contact them to check whether they are on the Lloyds TSB Bank member panel
Estate agents have just been given the go-ahead to market my 2 bed apartment in Belper. Conveyancing solicitors are to be appointed soon, but I have recently had a quarterly maintenance charge demand – Do I pay up?
The sensible thing to do is pay the maintenance contribution as usual given that all ground rent and service payments should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I acquired a 1st floor flat in Belper, conveyancing was carried out 9 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Belper with over 90 years remaining are worth £185,000. The ground rent is £65 levied per year. The lease finishes on 21st October 2082
You have 60 years left to run we estimate the price of your lease extension to span between £20,000 and £23,000 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 supply a more accurate figure without more comprehensive due diligence. You should 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. Neither should you move forward based on this information without first seeking the advice of a professional.
My wife and I are acquiring a 2 bedroom flat in Belper. When we first instructed solicitor, they assured us that they were on all mainstream bank panels. Our mortgage broker contacted us yesterday to say that they don't seem to be on the Clydesdale approved list. Were it to be true, what should we do? Should we just choose a new conveyancing practitioner that is on their approved list or do we pay for separate representation, with Clydesdale selecting their own preferred solicitor.
Where you are acquiring a property requiring a mortgage it is normal for the purchaser’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a solicitor has to be on that lender's conveyancing panel. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancer has to fulfill. Some mortgage companies now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should call Clydesdale to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Clydesdale's conveyancing panel and you may continue to use your own Belper solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.