I am the single recipient of my late father’s estate and I have everything in my name now, including the my former home in Crowland. Conveyancing formalities meant that the Land Registry date was in November. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership could be considered the same way as if I'd bought the house in November. Do I have to wait 6 months to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How practical a view lenders take of it, depend on the mortgage company as this clause is principally there to pick up on the purchase and immediately sell or the quick reselling of property.
I have paid off my mortgage with Aldermore. I assume I don't need a Crowland lawyer on the Aldermore panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being difficult. The Crowland solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do commercial conveyancing searches reveal impending roadworks that could affect a commercial estate in Crowland?
Its becoming the norm that commercial conveyancing solicitors in Crowland will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Crowland. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Crowland.
For each commercial conveyancing transaction in Crowland it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Crowland commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Crowland.
Just acquired a semi-detached house in Crowland , What is the estimated time for the Land Registry to deal with the formalities evidencing my proprietorship? My Crowland conveyancing solicitor works at snail pace, so I want to be sure the post completion formalities are concluded.
As far as conveyancing in Crowland registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can differ subject to who lodges the application, whether there are errors and whether the Land registry have to notify any third persons or bodies. At present approximately three quarters of submission are completed within 12 days but occasionally there can be longer hold-ups. Registration is effected once the purchaser is living at the property therefore an expedited registration is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.
I am buying my first flat in Crowland with the aid of help to buy. The builders refused to move on the amount so I negotiated £7000 of extras instead. The sale representative told me not reveal to my conveyancer about the deal as it will affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Having had my offer accepted I require leasehold conveyancing in Crowland. Before I set the wheels in motion I require certainty as to the remaining lease term.
If the lease is registered - and 99.9% are in Crowland - 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.
I acquired a garden flat in Crowland, conveyancing having been completed May 2005. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Crowland with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease finishes on 21st October 2077
With just 52 years remaining on your lease the likely cost is going to span between £29,500 and £34,000 as well as costs.
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 in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should 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.
There are a number of properties in Crowland on unadopted lanes. I am purchasing one such house. Are there any benefits to purchasing a property on a private road?
Crowland conveyancing practices will be well versed in dealing propertieson unadopted roads. Your conveyancing practitioner should investigate title to identify any rights or liabilities. In many cases there is a residents association that residents pay into for the upkeep of the road. If there is one, the road should be maintained and appear better than publicly owned.