It is 10 years ago since I acquired my property in Broadstairs. Conveyancing solicitors have now been instructed on the sale but I am unable to find my title documents. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be kept by the lender or they could stored with the solicitor who acted in your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Broadstairs relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
We hope to to buy with Loughborough BS. We have called around locally yet am unable to find a Broadstairs conveyancing firm on the Loughborough BS panel. Can you assist?
You should take advantage of the find a conveyancing panel solicitor tool on this site. Pick the mortgage company and type Broadstairs or your location and you will see a number of lawyer based in Broadstairs or by proximity to you.
My father advised me that in buying a property in Broadstairs there could be various restrictions as to what one can do in terms of external alterations to the property. Is this right?
We are aware of anumerous of properties in Broadstairs which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Broadstairs should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to lenders such as Yorkshire BS, do Broadstairs conveyancing practitioners incur an annual charge to be on the list of approved solicitors?
We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I recently had an offer agreed on an apartment in Broadstairs. My mortgage broker pressured me to appoint their property lawyer. I paid an on account payment of £225. A couple of days later, the solicitor called me to say that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I purchased a semi-detached Victorian property in Broadstairs. Conveyancing lawyer represented me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
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 Broadstairs and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who completed the work.
I'm refinancing my primary house to a buy to let mortgage with Alliance & Leicester and intend to use the remaining equity as a down payment on a second house. The area we are talking about is Broadstairs. Will your conveyancers be able to act for the two mortgage companies and link together the conveyances?
Make use of our search tool on this site to be sure that the lawyers are approved by both lenders. Assuming that they are the solicitor should be able to connect the two deals but you should talk with you lawyer and make clear your desired outcome and requirements.
I have recently realised that I have Seventy years left on my flat in Broadstairs. I am keen to extend my lease but my landlord is missing. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to locate the freeholder. In some cases an enquiry agent should be helpful to carry out a search and to produce an expert document which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court covering Broadstairs.
I own a leasehold flat in Broadstairs, conveyancing formalities finalised in 2009. Can you work out an approximate cost of a lease extension? Comparable flats in Broadstairs with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease runs out on 21st October 2080
With 55 years left to run we estimate the price of your lease extension to range between £31,400 and £36,200 as well as 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 advice on a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.