I am the sole beneficiary of my late father’s will with all property in now in my sole name, including the house in Raglan. Conveyancing formalities meant that the Land Registry date was in February. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership may be considered the same way as though I had purchased the house in February. Is the property unsalable for six months?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How practical a view lenders take of it, depend on the lender as this provision is primarily there to pick up on subsales or the quick reselling of properties.
Are all Raglan Conveyancing Quality Solicitors on the UBS conveyancing list of approved solicitors?
It is true that some banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
The mortgage over my property is with Kent Reliance for my property in Raglan. Conveyancing was finalised 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?
Your original mortgage agreement with Kent Reliance will provide that you need their approval prior to renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance 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 Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.
Me and my brother purchased a semi-detached Georgian property in Raglan. Conveyancing lawyer represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Raglan and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing solicitor who conducted the purchase.
I decided to have a survey completed on a house in Raglan before instructing lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some lenders will refuse to give a loan on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Raglan. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Raglan to see if the conveyancing will be more expensive.
In my capacity as executor for the estate of my aunt I am selling a house in Swansea but reside in Raglan. My conveyancer (who is 235 miles from mehas requested that I execute a statutory declaration before completion. Could you suggest a conveyancing lawyer in Raglan to witness this legal document for me?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Raglan based
I am a negotiator for a long established estate agency in Raglan where we have experienced a number of leasehold sales derailed as a result of short leases. I have received inconsistent advice from local Raglan conveyancing solicitors. Could you shed some light as to whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Raglan Conveyancing for Leasehold Flats - Sample of Queries before buying
What prohibitions are there in the Raglan Lease? This question is helpful as a) areas may result in problems for the building as the communal areas may start to deteriorate if maintenance are not paid for b) if the leaseholders have an issue with the running of the building you will need to know about it Make sure you enquire if there are any onerous prohibitions in the lease. For instance some leases prohibit pets being allowed in in a block in Raglan. If you like the flatin Raglan however your cat can’t live with you then you have a very hard choice.
As a tenant I am liable for a service charge for my ground floor flat in Raglan. As a result of personal circumstances I slipped behind with remittance. The freeholders agreed a settlement schedule but there is still about £1750 outstanding as of today.
I now wish to dispose of the property and I am worried this will threaten to derail the sale if I have to discharge the amount due in advance. Do I have to settle before - is this practicable?
Your property lawyer should be able to negotiate with the management company, with a new to seeing if they would accept settlement out of the completion monies. Here is indicative of why it might be good to choose a conveyancer in Raglan as they are likely to have an established relationship with the parties.