It is 10 years ago since I acquired my property in Runcorn. Conveyancing solicitors have just been appointed on the sale but I can't find the title documents. Is this a major issue?
Don’t worry too much. Firstly the deeds may be kept by the mortgage company or they may be archived with the solicitor who acted in your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Runcorn relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
The Runcorn conveyancing firm that just started acting on my house acquisition in Runcorn have suddenly closed. I only went with them because I had to have a solicitor on the Lloyds conveyancing panel and my preferred Runcorn lawyer was not. I sent them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
Will commercial conveyancing searches disclose impending roadworks that could impact a commercial site in Runcorn?
Its becoming the norm that commercial conveyancing solicitors in Runcorn will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Runcorn. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Runcorn.
For each commercial conveyancing transaction in Runcorn it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Runcorn commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Runcorn.
I have recentlybecome aware that Stirling Law have closed. They carried out my conveyancing in Runcorn for a purchase of a freehold house 9 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The easiest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Runcorn conveyancing specialists.
I am looking at a two flats in Runcorn both have approximately 50 years unexpired on the lease term. Should I regard a short lease as a deal breaker?
A lease is a legal document that entitles you to use the property for a period of time. As the lease gets shorter the marketability of the lease reduces and it becomes more expensive to extend the lease. For this reason it is advisable to extend the lease term. More often than not it is difficult to sell a property with a short lease because mortgage lenders may be reluctant to lend money on such properties. Lease extension can be a protracted process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this area.
I own a studio flat in Runcorn, conveyancing formalities finalised December 2005. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Runcorn with over 90 years remaining are worth £227,000. The ground rent is £50 levied per year. The lease ends on 21st October 2093
With just 71 years unexpired the likely cost is going to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
Is planning consent required to split a house into multiple appartments in Runcorn? This has taken place to a property opposite to my home in Runcorn and was ignorant of the conversion until after the works were finished.
Planning Permission yes. Building Regulations yes.