We are soon to exchange buying a property in Sandhurst but as a consequence of wreckage from the recent storms I have was able negotiate compensation from the owner in the sum of £3k taking the form of a deduction in the price. This was going to be addressed as part of a side agreement yet Yorkshire BS will not agree to this. Should they have been informed?
Your conveyancing practitioner that is on a Yorkshire BS approved list is obliged to advise Yorkshire BS of any changes to the sale price. If you were to refuse your conveyancer to disclose the price change to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new lawyer for your conveyancing in Sandhurst.
This question may be naive but I am unexperienced as FTB of a garden flat in Sandhurst. Do I collect the keys to the property on the completion date from my lawyer? If this is the case, I will find a High Street conveyancing solicitor in Sandhurst?
On the day of completion you will not be required to go to the conveyancers office in Sandhurst. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s lawyers, and once they have received this, you will be invited to pick up the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
Is it the case that all Sandhurst CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing list of approved firms?
A selection of lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
The formalities of my purchase has taken place for my property in Sandhurst. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
My wife and I have a semi-detached Georgian house in Sandhurst. Conveyancing practitioner acted for me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?
You need to 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 Sandhurst and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing practitioner who conducted the purchase.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Sandhurst is the location of the property. Can you shed any light on this issue?
Flying freeholds in Sandhurst are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sandhurst you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sandhurst may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How can the Landlord & Tenant Act 1954 impact my business offices in Sandhurst and how can you help?
The 1954 Act gives protection to commercial leaseholders, giving them the right to make a request to court for a renewal tenancy and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Sandhurst
Completion is due on our sale of a £400,000 garden flat in Sandhurst next Friday. The managing agents has quoted £384 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Sandhurst?
Sandhurst conveyancing on leasehold flats usually necessitates fees being raised by landlords agents :
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Completing pre-exchange enquiries
Where consent is required before sale in Sandhurst
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I own a 1st floor flat in Sandhurst, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Sandhurst with over 90 years remaining are worth £191,000. The ground rent is £55 levied per year. The lease comes to an end on 21st October 2079
With 53 years remaining on your lease we estimate the premium for your lease extension to span between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.