It is a dozen years since I acquired my home in Sherborne. Conveyancing solicitors have now been appointed on the sale but I am unable to locate my title deeds. Is this a problem?
Don’t worry too much. Firstly there is a chance that the deeds will be with the mortgage company or they may still be with the lawyers who handled your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Sherborne relates to registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.
Should my conveyancer be raising enquiries about flooding as part of the conveyancing in Sherborne.
Flooding is a growing risk for solicitors conducting conveyancing in Sherborne. Plenty of people will acquire a property in Sherborne, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, however there are a number of checks that may be undertaken by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Sherborne. The standard completed inquiry forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to discover whether the property has ever been flooded. In the event that the residence has been flooded in past which is not revealed by the seller, then a purchaser could issue a claim for damages resulting from an incorrect answer. A purchaser’s solicitors will also carry out an environmental report. This should higlight whether there is any known flood risk. If so, more detailed investigations will need to be carried out.
Just bought a detached house in Sherborne , how long will it take for the Land Registry to register the transfer to my name? My Sherborne conveyancing solicitor has been very slow, so I want to be sure that my ownership is registered.
There is nothing unique when it comes to conveyancing in Sherborne registration formalities. As opposed to being determined by geographic area, timescales can vary depending on the party submitting the application, whether it is in order and if the Land registry must send notices to any 3rd parties. Currently roughly 80% of submission are fully addressed within 12 days but occasionally there can be protracted hold-ups. Registration is effected after the new owner is living at the property so 'speed' is not always top priority yet where there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.
I am buying a new build apartment in Sherborne. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Sherborne
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
My business partner and I are wishing to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering no-sale-no costs for commercial conveyancing in Sherborne for below 2k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Sherborne, including the disposal and purchase of businesses as well as simply property. Whether you are looking to purchase or sell a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right lawyer. As for the costs this will depend on the structure and terms of the deal. Let us have your details or call so as to enable us to furnish you with a detailed commercial conveyancing calculation.
Can you offer any advice when it comes to finding a Sherborne conveyancing firm to deal with our lease extension?
When appointing a conveyancer for lease extension works (regardless if they are a Sherborne conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Sherborne conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
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Can they put you in touch with clients in Sherborne who can give a testimonial? What are the legal fees for lease extension conveyancing?
Sherborne Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
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In the main the cost for major works tend not to be included within maintenance charges, although some managing agents in Sherborne require leasehold owners to pay into a sinking fund created for the specific purpose of building a fund for major repairs or maintenance. Many Sherborne leasehold apartments will incur a service charge for maintenance of the building invoiced on behalf of the freeholder. Where you buy the flat you will have to meet this amount, usually quarterly accross the year. This may vary from two or three hundred pounds to thousands of pounds for buildings with lifts and large common grounds. In all likelihood there will be a rentcharge for you to pay yearly, normally this is not a exorbitant figure, say approximately £50-£100 but you need to check it because sometimes it can be prohibitively expensive. How many years remain on the lease?