Can you clarify what the consequences are if my lawyer’s firm is removed from the Barclays Solicitor panel ahead of completing my conveyancing in Easthampstead?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am planning to move property in August. Will my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you recommend a removal company in Easthampstead. Conveyancing lawyer was chosen prior to coming across this site.
On the afternoon of completion you can pick up the house keys from the selling agent however this should only happen after the previous owners lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you will need to inform the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can assist you in finding a conveyancing in Easthampstead or a lawyer that specialises in conveyancing in Easthampstead.
is it true that all Easthampstead solicitors on the Aldermore conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Aldermore conveyancing panel they would need to be governed by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Easthampstead lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I am buying a new build apartment in Easthampstead. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Easthampstead
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Easthampstead is the location of the property. Can you offer any assistance?
Flying freeholds in Easthampstead are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Easthampstead you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Easthampstead may ascertain 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 residence.
How do I use the search facility to choose a conveyancing lawyer in Easthampstead on the panel for my mortgage?
First pick a mortgage company such as Santander, Norwich and Peterborough Building Society or Godiva Mortgages Ltd then specify your location for example Easthampstead. Conveyancing firms in Easthampstead and further afield should be identified.
I am on look out for some leasehold conveyancing in Easthampstead. Before diving in I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and most are in Easthampstead - 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 own a 1 bedroom flat in Easthampstead, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Easthampstead with a long lease are worth £176,000. The ground rent is £50 per annum. The lease expires on 21st October 2105
With only 80 years unexpired the likely cost is going to span between £8,600 and £9,800 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.