I am buying a house mortgage free in Epping. I have resided for the last 15 years in Epping. Conveyancing searches are expensive. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then the vast majority of the Epping conveyancing searches are at your discretion. Your lawyer will try and steer you, no-doubt strongly, that you should have searches done, but she has a professional duty to take that path of guidance. One thing to take into account; if you are likely to dispose of the house one day, it may be of interest to your future purchaser what the searches determine. On occasion premises with functional issues can still throw up unpredicted search results. A good conveyancing solicitor in Epping should be able to give you some sensible guidance concerning this.
It is 10 years ago since I purchased my home in Epping. Conveyancing lawyers have just been retained on the sale but I can't track down the title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by your lender or they could be in the possession of the lawyers who handled your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Epping involves registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.
I'm purchasing a new build house in Epping with a mortgage from Barnsley Building Society. The builders would not move on the amount so I negotiated 6k of extras instead. The property agent suggested that I not inform my solicitor about the side-deal as it will put at risk my mortgage with the lender. Should I keep quiet?.
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.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one round the corner in Epping I like with a park and transport links in the vicinity, however it only has 61 remaining years left on the lease. I can't really find anything else in Epping for this price, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan that many years may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
How does the Landlord & Tenant Act 1954 affect my business offices in Epping and how can you help?
The 1954 Act affords security of tenure to commercial tenants, granting the dueness to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Epping is one of the many areas of the UK in which our lawyers are based
The lawyers carrying out our conveyancing in Epping has forwarded papers to review that state the land is unregistered with epitome documents. How can it be that the property not registred at HM Land Regsitry?
Almost all property in Epping is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Epping conveyancing solicitors will be familiar with this type of conveyancing but where uncertainty reigns the prevailing proposition these days is for the current owners to register it first and subsequently sell - this will predictably cause a significant delay.