My lawyer has identified a a problem with the lease for the property we are purchasing in Cross Hands. The other side have put forward title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor says that he must be satisfied that the bank is willing to move forward with this solution. Are we the client or is the lender?
Even though you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the lender are the client. The appropriate lender specifications have to be complied with.
It is is a decade since I acquired my home in Cross Hands. Conveyancing solicitors have recently been appointed on the sale but I am unable to locate my deeds. Is this a problem?
You need not be too concerned. First the deeds may be with your mortgage company or they may stored with the solicitor who handled your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining current official copies 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 tricky but is not insurmountable.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Cross Hands is the location of the property. What do you suggest?
Flying freeholds in Cross Hands are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cross Hands you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cross Hands may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Am I right to be concerned by estate agents that I am dealing with are suggesting a web based conveyancing firm rather than a High Street Cross Hands conveyancing practice?
As with lots of professional services, often input from family and friends can be most helpful. Nevertheless there are lots of players in a conveyancing matter; estate agents, financial adviser and mortgage companies may put forward conveyancers to appoint. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there is an underlying commercial relationship behind the endorsement. You have the discretion to choose your preferred conveyancer. However, bear in mind that some mortgage providers have an approved list of lawyers you are obliged to use for the lender related work in your house move.
I am thinking of appointing a conveyancing practitioner in Cross Hands for my home move. Is there any facility to see a solicitor's complaints history with the profession’s regulator?
Anyone may read documented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. For information Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA may monitor telephone calls for training requirements.
Helen (my wife) and I may need to rent out our Cross Hands garden flat for a while due to taking a sabbatical. We instructed a Cross Hands conveyancing practice in 2004 but they have since shut and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?
Notwithstanding that your last Cross Hands conveyancing lawyer is not around you can review your lease to see if you are permitted to let out the apartment. The accepted inference is that if the deeds are silent, subletting is allowed. Quite often there is a prerequisite that you need to seek consent via your landlord or other appropriate person prior to subletting. The net result is you not allowed to sublet without first obtaining consent. The consent should not be unreasonably refused ore delayed. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.
I acquired a 1st floor flat in Cross Hands, conveyancing formalities finalised February 2007. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Cross Hands with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ends on 21st October 2080
With just 59 years remaining on your lease the likely cost is going to range between £20,900 and £24,200 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.