My wife and I have just purchased a property in Shirenewton. We have noticed several issues with the property which we believe were overlooked in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Shirenewton?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Shirenewton. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the process, a seller completes a questionnaire referred to as a SPIF. If the information turns out to be misleading, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Shirenewton.
Can you point me to a directory of Kent Reliance panel solicitors in Shirenewton on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings available online. If you are looking for a Shirenewton conveyancing practitioner on the Kent Reliance please make the most of our facility.
We have agreed to purchase a house in Shirenewton. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Lloyds your lawyer must comply with the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Lloyds where a lease fails to meet these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Shirenewton.
I have paid off my mortgage with HSBC. I assume I don't need a Shirenewton conveyancing practitioner on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
4 months have elapsed since my purchase conveyancing in Shirenewton took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Shirenewton is the location of the property. What do you suggest?
Flying freeholds in Shirenewton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shirenewton you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shirenewton may decide 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.
Taking into account that I will soon part with £400,000 on a two bedroom apartment in Shirenewton I would like to talk to a solicitor about myconveyancing before instructing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be conducting your property ownership legalities in Shirenewton.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The practices that we put you in touch with believe that the fees you are quoted for your conveyancing in Shirenewton should be the amount on the final invoice that you are charged.
Having had my offer accepted I require leasehold conveyancing in Shirenewton. Before I get started I want to be sure as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and almost all are in Shirenewton - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I bought a split level flat in Shirenewton, conveyancing having been completed in 1996. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Shirenewton with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 levied per year. The lease expires on 21st October 2082
With just 57 years left to run we estimate the price of your lease extension to be between £28,500 and £33,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.