It is is a decade since I acquired my property in Kirkby In Furness. Conveyancing solicitors have just been instructed on the sale but I am unable to find the title deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be kept by your mortgage company or they could be archived with the conveyancers who acted in the purchase. Secondly the likelihood is that the property will be recorded 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. Most conveyancing in Kirkby In Furness involves registered property but in the unlikely event that your property is not registered it is more problematic but is resolvable.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel solicitor as I would much rather instruct a high street conveyancing solicitor in Kirkby In Furness?
You should check but the chances are that appoint one of their panel lawyers where you accept the "fee-free" offer. Call the lender to check if they allow a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Kirkby In Furness.
We have agreed to purchase a house in Kirkby In Furness. One unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is RBS your lawyer must check the formal instructions set out in Section 2 of UK Finance Lenders’ Handbook for RBS. The CML Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to RBS where a lease fails to satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Kirkby In Furness.
I am expecting a AIP from RBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Kirkby In Furness solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Kirkby In Furness solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I have a mortgage with Nottingham for my property in Kirkby In Furness. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nottingham?
You must advise Nottingham before renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. It may be that Nottingham will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. It should not be necessary to do this via a Nottingham conveyancing panel solicitor.
What does a local search reveal regarding the property I am buying in Kirkby In Furness?
Kirkby In Furness conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for example PSG The local search plays an important role in most Kirkby In Furness conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will provide data 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 areas.
I used Wolstenholmes a few years ago for my conveyancing in Kirkby In Furness. I now require my papers but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Kirkby In Furness of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What are your top tips when it comes to choosing a Kirkby In Furness conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a Kirkby In Furness conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Kirkby In Furness conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:
Can they put you in touch with clients in Kirkby In Furness who can give a testimonial?
I purchased a 1st floor flat in Kirkby In Furness, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Kirkby In Furness with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2088
With 65 years unexpired the likely cost is going to be between £13,300 and £15,400 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.