It is is a decade since I acquired my home in South Brent. Conveyancing solicitors have recently been retained on the sale but I can't locate the deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be kept by the lender or they could be in the possession of the solicitor who oversaw your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in South Brent involves registered property but in the rare situation where your home is unregistered it is more problematic but is not insurmountable.
I am considering applying for a Nationwide mortgage for purchase of a newly converted (under development) in South Brent with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
In theory, you could use a solicitor that is not on the Nationwide conveyancing panel, but Nationwide would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I have todayfound out that Stirling Law have been shut down. They conducted my conveyancing in South Brent for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is registered correctly in the name of the previous owner?
The easiest method to check if the property is registered to you, you can make 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 South Brent conveyancing specialists.
I opted to have a survey carried out on a house in South Brent in advance of appointing lawyers. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some banks tend not give a loan on this type of premises.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to telephone us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in South Brent. Conveyancing will be smoother if you use a solicitor in South Brent especially if they are accustomed to such properties in South Brent.
As co-executor for the estate of my uncle I am selling a property in Newport but live in South Brent. My lawyer (approximately 300 kilometers from mehas requested that I sign a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in South Brent who can attest this legal document for me?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in South Brent
Last March I purchased a leasehold property in South Brent. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
South Brent Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
-
Generally speaking the outlay for major works are not wrapped into the service charges, although some managing agents in South Brent require tenants to pay into a sinking fund and this is used to offset against major works. Who are the managing agents?