It is is a decade since I bought my home in Great Shelford. Conveyancing lawyers have recently been appointed on the sale but I can't find the deeds. Is this a problem?
You need not be too concerned. First the deeds may be retained by your lender or they may stored with the solicitor who handled the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Great Shelford relates to registered property but in the rare situation where your property is unregistered it is more tricky but is resolvable.
Should my conveyancer be raising questions regarding flooding during the conveyancing in Great Shelford.
Flooding is a growing risk for lawyers conducting conveyancing in Great Shelford. Plenty of people will acquire a house in Great Shelford, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, however there are a numerous checks that can be undertaken by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Great Shelford. The conventional set of completed inquiry forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to determine if the property has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the seller, then a purchaser may bring a compensation claim as a result of such an misleading answer. A buyer’s solicitors should also commission an enviro search. This will indicate whether there is a recorded flood risk. If so, further inquiries should be conducted.
I bought my apartment on 10 May and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Great Shelford advises it should be registered in less than a month. Are titles in Great Shelford particularly slow to register?
There is nothing unique about conveyancing in Great Shelford registration formalities. Rather than based on location, timeframes can differ depending on the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. As of today roughly three quarters of submission are completed within 12 days but some can be subject to protracted hold-ups. Registration takes place after the new owner has moved in to the property thus an expedited registration is not always top priority but if it is urgent that the the registration takes place urgently then you or your conveyancer could speak with the land registry and explain the circumstances.
I am purchasing my first flat in Great Shelford with a mortgage from Barclays . The builders refused to budge the price so I negotiated 6k of additionals instead. The property agent advised me not reveal to my solicitor about this side-deal as it will jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
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.
We are 14 days into a freehold purchase having been recommend to a firm by the estate agent to carry out the conveyancing in Great Shelford. We are not happy. Can you you assist me in finding new conveyancers?
They would need to be really poor in order to consider changing them. Has the mortgage offer been sent? In the event that it has you must inform them of the new conveyancer and have the loan are re-issued. Your new solicitor ideally needs to be on the banks panel to avoid supplemental expenses and frustration. That should be your starting point. Our find a solicitor tool can help you find a bank approved solicitor for your conveyancing in Great Shelford
What are your top tips when it comes to finding a Great Shelford conveyancing practice to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a Great Shelford conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Great Shelford conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
How familiar is the practice with lease extension legislation? Can they put you in touch with clients in Great Shelford who can give a testimonial?
Leasehold Conveyancing in Great Shelford - Examples of Queries before Purchasing
It would be sensible to discover as much as possible regarding the managing agents as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to daily issues such as the tidiness of the communal areas. You should not be shy to ask prospective neighbours what they think of them. Finally, find out the dates that the service fees are due to the relevant party and precisely what you get for your money. For many Great Shelford leaseholds the cost for major works tend not to be incorporated into the maintenance charges, albeit that a few managing agents in Great Shelford require leasehold owners to pay into a reserve fund created for the specific purpose of establishing a fund for major repairs or maintenance. Is anyone aware of any major works on the horizon that could add a premium to the service charges?