I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would prefer to use a high street conveyancing solicitor in Crowborough?
You should check but the the likelihood is that allocate you one of their panel lawyers if you accept the "fee-free" incentive. Speak to the mortgage company and check if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Crowborough.
I am buying a property in Crowborough. An unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with UBS your lawyer must follow the formal instructions contained in Part two of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to UBS where a lease does not comply with these specifications. The conditions relate to the installation of panels on properties countrywide and is not restricted to Crowborough.
I'm in the process of looking at apartments in Crowborough and I am about to put in an offer. Is it wise to have a conveyancer on ‘stand by’? I will be getting a mortgage with HSBC.
It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are getting a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Crowborough solicitor on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
Should my solicitor be raising enquiries concerning flooding as part of the conveyancing in Crowborough.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Crowborough. There are those who purchase a property in Crowborough, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, however there are a various checks that may be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in Crowborough. The standard property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to discover if the property has ever been flooded. If the property has been flooded in past and is not revealed by the vendor, then a buyer could commence a claim for damages stemming from an incorrect answer. A buyer’s conveyancers will also carry out an environmental report. This should disclose if there is a recorded flood risk. If so, further investigations will need to be initiated.
I purchased a renovated Edwardian property in Crowborough. Conveyancing lawyer acted for me and Birmingham Midshires. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Crowborough and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing lawyer who carried out the work.
My husband and I are first time buyers - agreed a price, but the selling agent advised that the owners will only proceed if we use their recommended conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a high street solicitor used to conveyancing in Crowborough
It is unlikely the owners are behind this. Should the vendor desire ‘a quick sale', alienating a genuine buyer is not the way to achieve this. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you are going to instruct your preferred Crowborough conveyancing lawyers - not the ones that will provide the negotiator at the agency a commission or hit his conveyancing targets set by corporate headquarters.
Can you offer any advice when it comes to finding a Crowborough conveyancing firm to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Crowborough conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Crowborough conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
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If the firm is not ALEP accredited then why not? What volume of lease extensions have they completed in Crowborough in the last twenty four months?
I am the registered owner of a 1 bedroom flat in Crowborough, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Crowborough with a long lease are worth £211,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2092
You have 68 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.