I am acquiring a house without a mortgage in Cudham. I have lived for the last 15 years in Cudham. Conveyancing searches are expensive. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then the vast majority of the Cudham conveyancing searches are at your discretion. Your lawyer will ’encourage you, perhaps strongly, that you should have searches completed, but he is duty bound to do this. One thing to consider; if you are intend to dispose of the house one day, it may be of importance to your future purchaser what the searches reveal. There are plenty of instances where premises with functional issues can still reveal unfavourable search results. A competent conveyancing solicitor in Cudham should provide you some practical guidance concerning this.
Do the Building Society Association intend to launch a online directory to to identify law firms on the Loughborough BS conveyancing panel for example in Cudham?
We are not aware of any plans on the part of the BSA to develop such a register.
My wife and I purchased a terraced Victorian property in Cudham. Conveyancing lawyer acted for me and TSB. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You should review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cudham and other areas of 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 mortgage companies. You can also question the position with the conveyancing practitioner who conducted the conveyancing.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Cudham is where the house is located. Can you shed any light on this issue?
Flying freeholds in Cudham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cudham you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cudham may determine 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 property.
I own a leasehold house in Cudham. Conveyancing and The Royal Bank of Scotland mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Cudham who acted for me is not around. Any advice?
The first thing you should do is contact HMLR to make sure that this person is in fact the registered owner of the freehold reversion. There is no need to instruct a Cudham conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a basement flat in Cudham. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
Absolutely. We can put you in touch with a Cudham conveyancing firm who can help.
An example of a Lease Extension decision for a Cudham premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The remaining number of years on the lease was 50.57 years.
Me and my wife are first time buyers just having agreed a price on a property in Cudham, and need to get solicitors lined up. I have used the various comparison based websites and the quotes are from all across the the UK. Is it essential to have a Cudham conveyancer local to our potential property? I am content to do everything over the internet, but I guess at some point we may need to visit the property lawyer's office to sign documents?
On the whole there is no requirement to physically visit the office of your property lawyer, they can post any relevant documents to you, which you can sign and return. Many home movers nevertheless opt to instruct a locally based solicitor, but it's by no means essential for conveyancing in Cudham.