We are soon to complete buying a house in Bromyard but as a result of damage from the recent storms I have managed to agree recompense from the current proprietors in the sum of £3k taking the form of a deduction in the price. This was going to be addressed as part of a side agreement but Lloyds are not allowing this. Why were they approached?
The conveyancer being on the Lloyds conveyancing panel is obliged to inform Lloyds of any variations to the purchase price. If you prohibit your solicitor to notify the reduction to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new lawyer for your conveyancing in Bromyard.
4 months have gone by following my purchase conveyancing in Bromyard concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the input of my in-laws I had a survey completed on a house in Bromyard before instructing solicitors. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some lenders will not issue a mortgage on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you e-mail us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bromyard. Conveyancing will be smoother if you use a solicitor in Bromyard especially if they are acquainted with such properties in Bromyard.
Am I best advised to choose a Bromyard conveyancing practitioner based in the area that I am buying? I have an old university friend who can execute the legal formalities however his firm is located 200kilometers drive away.
The primary upside of using a local Bromyard conveyancing practice is that you can drop in to execute documents, hand in your identification documents and pester them where appropriate. Having local Bromyard know how is a plus. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and on the whole were happy that should outweigh using an unfamiliar Bromyard conveyancing lawyer just because they are round the corner.
I have recently realised that I have Seventy years remaining on my flat in Bromyard. I now wish to extend my lease but my landlord is missing. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to demonstrate that you have done all that could be expected to find the lessor. On the whole an enquiry agent may be helpful to carry out a search and to produce a report to be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a conveyancer in relation to devolving into the landlord’s absence and the application to the County Court covering Bromyard.
I own a 1st floor flat in Bromyard, conveyancing having been completed September 1999. 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? Equivalent flats in Bromyard with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease comes to an end on 21st October 2081
With just 57 years remaining on your lease we estimate the premium for your lease extension to span between £28,500 and £33,000 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
My lawyer in Bromyard is asking me for personal identification documents stating that this is part of his retainer as a solicitor on the bank Conveyancing panel. This is news to me - can I refuse?
Anti-terror and anti-money-laundering rules require Bromyard conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the mortgage company's UK Finance Lenders’ Handbook requirements