I am expecting a mortgage offer from Nat West. I hope to enlist the help of a Licensed Conveyancer in Crabtree. Does the Nat West Solicitor panel include Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
It is 10 years ago since I bought my home in Crabtree. Conveyancing solicitors have just been appointed on the sale but I am unable to locate my title documents. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be retained by your lender or they may be in the possession of the conveyancers who handled your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Crabtree involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
It has been three months following my purchase conveyancing in Crabtree took place. I have checked the Land Registry site which shows that I paid £175,000 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 asset 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.
How can the Landlord & Tenant Act 1954 affect my business offices in Crabtree and how can your lawyers assist?
The 1954 Act gives protection to business lessees, granting the a statutory right to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Crabtree
Having had my offer accepted I require leasehold conveyancing in Crabtree. Before I get started I require certainty as to the number of years remaining on the lease.
Assuming the lease is registered - and most are in Crabtree - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Crabtree Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing
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How is the lease structured? Is anyone aware of any major works anticipated that will increase the service fees? It is important to be aware whether a new roof is being installed or some other significant cost is due in the foreseeable future that will be shared amongst the tenants and will materially increase the the service charges or necessitate a specific invoice.
Developers have suggested I use a conveyancing practitioner and I've obtained an estimate from them. They are nearly two hundred pounds cheaper than my own Crabtree conveyancing practitioner. What's the catch?
Developers often have panels of property lawyers who are quick and who know the developer’s paperwork and conveyancing practitioner. Plenty of developers offer an inducement to select a preferred conveyancing practitioner for this reason, any increased fees can be avoided and a builder will not recommend a conveyancing warehouse and run the risk of having the transaction delayed when they need an exchange within a tight time frame. A counter-argument for not opting for the recommended solicitor is that they may be reluctant to fight for your interests for fear of alienating the housebuilder. If you worry that this may be the situation you should remain with your high street Crabtree conveyancing practitioner.