I am assisting my aunt sell her property in Emsworth. Will the conveyancer commission the energy performance certificate or it is for the owner to coordinate?
After the demise of HIPs, energy performance certificates was maintained a required element of moving property. An energy assessment must be to hand before the property is advertised. This is not something that solicitors normally organise. If you are using a Emsworth conveyancing practitioner they might help arrange EPC’s due to their relationships with long established local energy assessors
I am buying a detached bungalow in Emsworth. We would like to carry out an extension to the side at the house.Will the conveyancing process involve checks to ascertain if these works were previously refused?
Your conveyancer will check the registered title as conveyancing in Emsworth can on occasion reveal restrictions in the title deeds which restrict categories of changes or necessitated the permission of another owner. Many additions call for local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Emsworth conveyancer 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 used Wolstenholmes several years past for my conveyancing in Emsworth. Now, I need the files but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Emsworth of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build apartment in Emsworth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Emsworth
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Emsworth is the location of the property. What do you suggest?
Flying freeholds in Emsworth are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Emsworth you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Emsworth may decide 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 premises.
Estate agents have just been given the go-ahead to market my garden apartment in Emsworth. Conveyancing is yet to be initiated, however I have just had a yearly maintenance charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the service charge as usual given that all rents and service payments should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I bought a 2 bed flat in Emsworth, conveyancing formalities finalised 7 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Emsworth with a long lease are worth £165,000. The average or mid-range amount of ground rent is £50 per annum. The lease finishes on 21st October 2100
With 77 years left to run we estimate the price of your lease extension to range between £7,600 and £8,800 as well as legals.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.
I have today had an offer accepted on a leasehold flat in Emsworth and the mortgage adviser that we are using recommended his lawyer. He quoted £1000 plus VAT and disbursements. Does this sound expensive?
You should not rely on one estimate. One should seek like-for-like quotes for your conveyancing in Emsworth. Then pick one that you are comfortable with and just as important, is on the approved list of the bank that you are sourcing your mortgage from.