Forgive me if this question is silly but I am unexperienced as a first time buyer of a two bedroom flat in Berrylands. Do I pick up the keys to the premises on completion from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Berrylands?
On the day of completion you will not be required to go to the conveyancers office in Berrylands. Your solicitors will transfer the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you should be able to receive the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
I am being told by my solicitor that defective lease insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Berrylands?
The right level of defective lease indemnity insurance should be dictated by who your lender. It would differ for example between Santander and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such insurances.
I currently have a mortgage with TSB for my property in Berrylands. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
Your original mortgage agreement with TSB will provide that you need their approval prior to renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel firm.
Is it necessary to take out insurance to cover chancel repairs when acquiring a property in Berrylands?
Unless a previous purchase of the house completed post 12 October 2013 you could assume that solicitors conducting conveyancing in Berrylands to remain encouraging a chancel search and or chancel repair liability policy.
My wife and I purchased a semi-detached Edwardian house in Berrylands. Conveyancing practitioner represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??
You need to review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Berrylands and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing practitioner who conducted the purchase.
How do I identify a Berrylands law firm on the Barclays Direct conveyancing panel? I drive a motor bike and am prepared to travel upto 10miles to meet the conveyancer.
Feel free to make use of the facility on this page. Please pick a bank and your location and you will see a number of Berrylands conveyancing lawyers locally. We have listed some Berrylands conveyancing firms at the bottom of this page and you can contact them to verify if they are on the Barclays Direct member panel
I need to instruct a conveyancing solicitor for purchase conveyancing in Berrylands. I happened to stumble upon a site which looks to be the ideal solution If there is a chance to get all the legals done via email that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am employed by a long established estate agency in Berrylands where we see a number of leasehold sales put at risk as a result of leases having less than 80 years remaining. I have received contradictory information from local Berrylands conveyancing firms. Please can you shed some light as to whether the vendor of a flat can initiate the lease extension formalities for the buyer?
As long as the seller has been the owner 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 buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 buyer.
Having spent years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Berrylands. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to make a decision on the price.
An example of a Lease Extension matter before the tribunal for a Berrylands property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.