Me and my partner are about to exchange on the purchase of a house in Hungerford but as a consequence of wreckage from a small fire at the property I have managed to agree recompense from the vendor in the sum of six thousand pounds in the form of a deduction in the price. I had intended this to be dealt with as part of amending the contract but UBS will not agree to this. Should they have been notified?
Your conveyancer that is on a UBS conveyancing panel is duty bound to advise UBS of any amendments to the sale price. If you were to refuse your conveyancing practitioner to report the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new lawyer for your conveyancing in Hungerford.
My uncle passed away six months ago and as sole heir and executor I was left the property in Hungerford. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this allowed?
Where you intend to refinance then Nationwide will insist on your using a conveyancer on the Nationwide conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nationwide conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nationwide mortgage is registered as a charge at the Land Registry.
My wife and I are buying a house in Hungerford. I might seem paranoid but how we can trust a solicitor? At some point we will need to deposit funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I just acquired a house at auction in Hungerford. Conveyancing is necessary. What is next?
Given that you are now exchanged you will need to hire the services of a conveyancing practitioner quickly as you will have a fast approaching deadline in which to complete the deal. All auction property will ordinarily have an associated auction set of papers. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You need to give this to the conveyancer instructed by you as soon as possible. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.
I am selling my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being a right pain. The Hungerford solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am planning on selling our home in Hungerford and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers used a nationwide conveyancing practice rather than a conveyancing solicitor in Hungerford. Having lived in Hungerford for many years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I have been on the look out for a flat up to £235,500 and found one close by in Hungerford I like with a park and railway links in the vicinity, the downside is that it only has 61 years on the lease. I can't really find anything else in Hungerford for this price, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage that many years will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
I today plan to offer on a house that seems to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have just discovered that it's a leasehold rather than freehold. I would have thought that there are issues purchasing a house with a leasehold title in Hungerford. Conveyancing lawyers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Hungerford ?
Most houses in Hungerford are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Hungerford so you should seriously consider shopping around for a Hungerford conveyancing practitioner and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’sconsent to carry out alterations. It may be necessary to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer will appraise you on the various issues.
I am the registered owner of a split level flat in Hungerford, conveyancing formalities finalised 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Hungerford with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease comes to an end on 21st October 2080
You have 56 years remaining on your lease the likely cost is going to range between £29,500 and £34,000 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. Do 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 you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.