I was told today by my mortgage broker that my Grove the law firm I have appointed is not on the lender Solicitor panel. How can I be sure that this is correct?
Your first step should be to contact your Grove lawyer directly. You lawyer should notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
I do hope you can assist me. My Grove conveyancer is advising me that she is duty bound toorder Grove conveyancing searches becausethe firm are on the Lloydssolicitor panel. Do I not have any say here?
You have limited options available to you. As you are taking a home loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Grove conveyancing searches.
It is a dozen years since I bought my house in Grove. Conveyancing lawyers have just been appointed on the sale but I am unable to track down the title deeds. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be with your mortgage company or they may be archived with the conveyancers 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 acquiring current official copies of the land registers. The vast majority of conveyancing in Grove involves registered property but in the rare situation where your property is unregistered it is more of a problem but is resolvable.
What will a local search inform me about the house my wife and I purchasing in Grove?
Grove conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company such as Searchflow The local search is essential in every Grove conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
I have been on the look out for a flat up to £245,000 and found one near me in Grove I like with amenity areas and station nearby, however it's only got 52 years unexpired on the lease. I can't really find anything else in Grove in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a home loan that many years will likely 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 at least 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
I have just appointed agents to market my ground floor apartment in Grove. Conveyancing solicitors are to be appointed soon, but I have recently had a half-yearly maintenance charge invoice – Do I pay up?
It best that you discharge the invoice as you normally would given that all rents and maintenance invoices should be apportioned 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 unless 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. Having a clear account will assist your cause and will leave you no worse off financially.
I bought a garden flat in Grove, conveyancing having been completed June 2010. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Grove with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 2088
You have 62 years remaining on your lease the likely cost is going to span between £17,100 and £19,800 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.