It is a dozen years since I bought my property in Cross Hands. Conveyancing solicitors have now been instructed on the sale but I can't find the title documents. Will this jeopardise the sale?
Don’t worry too much. First there is a possibility that the deeds will be retained by the mortgage company or they could be archived with the conveyancers who oversaw your purchase. Secondly the chances are that the property 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. Almost all conveyancing in Cross Hands involves registered property but in the rare situation where your home is unregistered it is more problematic but is resolvable.
Our mortgage company has suggested a law firm on their panel based in Cross Hands but I would rather choose a conveyancing lawyer in Cross Hands or nearer to where I live. Are you able to help?
The minority of Cross Hands conveyancing solicitors are listed all lender’s conveyancing panel. Do make use of our find an approved solicitor tool to identify a Cross Hands conveyancing conveyancer on the on the mortgage company panel.
We are buying a apartment in Cross Hands. It might be a silly question but how we can trust a solicitor? On the day of competition we will need to send our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Two weeks ago we had a mortgage agreed in principle with Leeds Building Society. Cross Hands conveyancing solicitors have been selected. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
Some lenders take longer than others. Have Leeds Building Society completed the valuation? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Intending to buy a maisonette in Cross Hands. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cross Hands conveyancer is on the TSB conveyancing panel.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Cross Hands?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Cross Hands. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am thinking of appointing a conveyancing lawyer in Cross Hands for my sale. Can I review a firm’s complaints history with the legal regulator?
Anyone may see documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator may recorded telephone calls for training reasons.
Back In 2000, I bought a leasehold house in Cross Hands. Conveyancing and Barclays Direct mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Cross Hands who acted for me is not around. What should I do?
First contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to instruct a Cross Hands conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a garden flat in Cross Hands, conveyancing was carried out 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Cross Hands with an extended lease are worth £190,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 2082
With only 62 years left to run we estimate the premium for your lease extension to range between £17,100 and £19,800 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.