It is 10 years ago since I bought my house in Blakelaw. Conveyancing lawyers have recently been instructed on the sale but I am unable to locate my title documents. Is this a problem?
You need not be too concerned. Firstly the deeds may be retained by your lender or they could stored with the solicitor who oversaw your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Blakelaw involves registered property but in the unlikely event that your property is not registered it is more tricky but is not insurmountable.
I used Wolstenholmes a few years past for my conveyancing in Blakelaw. Now, I need my files however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Blakelaw of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in Blakelaw benefiting from help to buy. The sellers would not reduce the amount so I negotiated £7000 of additionals instead. The house builders rep suggested that I not disclose to my lawyer about the side-deal as it will jeopardize my mortgage with Norwich and Peterborough Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Blakelaw is the location of the property. What do you suggest?
Flying freeholds in Blakelaw are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blakelaw 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 Blakelaw may ascertain 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 property.
My husband and I are four weeks into a freehold purchase having been directed to conveyancers by the local agent to do our conveyancing in Blakelaw. I am am extremely disappointed with the level of service. Could you you assist me in finding new conveyancers?
They would need to be very bad in order to consider diss instructing them. Has the loan offer been issued? In the event that it has you need to advise them of the new contact details and get the mortgage documents are re-issued. Your conveyancer should be on the lenders panel to avoid added fees and delays. So that should be your starting point. The find a solicitor tool will help you find a bank approved conveyancer for your conveyancing in Blakelaw
I am a negotiator for a busy estate agent office in Blakelaw where we see a number of leasehold sales derailed due to short leases. I have received conflicting advice from local Blakelaw conveyancing firms. Please can you confirm whether the owner of a flat can instigate the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
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.
Leasehold Conveyancing in Blakelaw - A selection of Queries Prior to Purchasing
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Generally speaking the outlay for major works tend not to be built into the service charges, albeit that some managing agents in Blakelaw require tenants to pay into a reserve fund and this is used to offset against larger works. You will want to discover as much as possible concerning the company managing the block as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are frequently in the clutches of the managing agents from a financial perspective and when it comes to day to day issues such as the tidiness of the common parts. You should not be shy to ask other tenants what they think of their management. On a final note, find out the dates that you are obliged pay the service charge to the managing agents and precisely how they are spending the funds. How many years remain on the lease?