I require conveyancing for a flat in a fairly new development (6 years built) in Kesgrave. Almost all the appartments are already occupied. Do I need carry out the conveyancing searches as part of conveyancing in Kesgrave?
Conveyancing Searches are a central link in the Kesgrave conveyancing process. There are hundreds companies who offer Kesgrave conveyancing searches, as well direct from the local authority. These are usually referred to as personal search organisation and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.
It is 10 years ago since I bought my home in Kesgrave. Conveyancing lawyers have now been instructed on the sale but I can't find the title documents. Will this jeopardise the sale?
Don’t worry too much. First there is a possibility that the deeds will be kept by your lender or they may stored with the solicitor who handled your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Kesgrave relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.
I am purchasing a property and require a conveyancing solicitor in Kesgrave who is on the Skipton Building Society approved. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Skipton Building Society in certain locations such as Kesgrave. We dont recommend any particular firm.
Completion of my remortgage has taken place for my property in Kesgrave. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Kesgrave building society branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Kesgrave conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. I have no idea who is right.
Provided that the property lawyer is on the bank approved list, she or he must follow the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being problematic. The Kesgrave solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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 have been told that property searches are the primary cause of delay in Kesgrave conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Kesgrave.
My wife and I purchased a leasehold house in Kesgrave. Conveyancing and Lloyds TSB Bank mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Kesgrave who acted for me is not around. What should I do?
First make enquiries of HMLR to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Kesgrave conveyancing firm to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a 2 bed flat in Kesgrave, conveyancing was carried out May 2011. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Kesgrave with an extended lease are worth £260,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 2101
With just 75 years unexpired the likely cost is going to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered 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 before seeking the advice of a professional.