It is is a decade since I bought my property in Chorlton cum Hardy. Conveyancing solicitors have now been instructed on the sale but I am unable to find the title deeds. Will this cause complications?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by the lender or they may be in the possession of the solicitor who handled your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Chorlton cum Hardy involves registered property but in the unlikely event that your property is not registered it is more of a problem but is resolvable.
We wanted to use a conveyancing solicitor in Chorlton cum Hardy for our house purchase. Our financial adviser informed us that our mortgage company Godiva Mortgages Ltd won't deal with them. Why is this not regarded as unduly restrictive?
Lenders ordinarily imposes restrictions either the type or the amount of conveyancing firms on their panel. A common example of such criteria being that a law practice must have two or more partners. In addition to restricting the profile of firm, some have decided to limit the amount of firms they use to represent them. You should note that Godiva Mortgages Ltd have no responsibility for the quality of advice provided by any member of Godiva Mortgages Ltd Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there remains mixed views regarding the level of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that hundreds of law firms, including some in or near Chorlton cum Hardy only conduct one or two conveyances per annum.
4 months have elapsed since my purchase conveyancing in Chorlton cum Hardy took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. 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.
I am buying my first flat in Chorlton cum Hardy with a loan from Bank of Scotland. The sellers would not move on the price so I negotiated £7000 of additionals instead. The sale representative suggested that I not to tell my solicitor about this extras as it will impact my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
In my capacity as executor for the will of my grandmother I am selling a house in Monmouth but reside in Chorlton cum Hardy. My conveyancer (based 235 kilometers from mehas requested that I sign a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Chorlton cum Hardy who can attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are based in Chorlton cum Hardy
Last January I purchased a leasehold property in Chorlton cum Hardy. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a studio flat in Chorlton cum Hardy, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Chorlton cum Hardy with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 levied per year. The lease terminates on 21st October 2103
With only 78 years unexpired the likely cost is going to range between £7,600 and £8,800 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.