It is is a decade since I bought my house in Eden Park. Conveyancing lawyers have recently been appointed on the sale but I am unable to find my title documents. Will this cause complications?
You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they could be in the possession of the solicitor who oversaw your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Eden Park involves registered property but in the rare situation where your property is not registered it is more tricky but is not insurmountable.
I am considering applying for a UBS mortgage for purchase of a new build (under development) in Eden Park with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?
There is nothing to stop you using your solicitor, but UBS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
We are getting the release of further monies on our home loan from Nationwide as we want to carry out renovations to our property in Eden Park. Do we need to choose a local Eden Park solicitor on the Nationwide conveyancing panel to deal with the legals?
Nationwide do not ordinarily appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.
I have paid off my mortgage with Aldermore. I assume I don't need a Eden Park conveyancing practitioner on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
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
Our offer on a semi in Eden Park has been agreed to, the vendors do however have an associated purchase. The vendors have offered on on an apartment, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Eden Park. What do I do now? When should I get the mortgage application with Co-operative going?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then survey, Eden Park conveyancing search costs, etc). The first thing to do is ensure that your conveyancing practitioner is on the Co-operative conveyancing panel. Regarding the next steps this very much depends on the specifics of your case, attraction to this property and on the state of the market. In a buoyant market many buyers would apply for a home loan with Co-operative and arrange for the valuation and only if it was satisfactory would they ask their conveyancer to move forward with the conveyancing in Eden Park.
We are buying a house and the lawyer has raised the issue of Chancel Repair to which the property may be obligated to pay as it falls into the area of such a church. She has recommended insurance. Is this strictly warranted for conveyancing in Eden Park
Unless a previous purchase of the house completed post 12 October 2013 you can assume that solicitors handling conveyancing in Eden Park to continue to suggest a chancel search and or insurance against a claim.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Eden Park?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Eden Park. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Harry (my fiance) and I may need to let out our Eden Park ground floor flat temporarily due to a new job. We instructed a Eden Park conveyancing firm in 2003 but they have since shut and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?
Some leases for properties in Eden Park do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Following months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Eden Park. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We can put you in touch with a Eden Park conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Eden Park property is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case affected 2 flats. The unexpired term as at the valuation date was 76.75 and 88.83.