It is 10 years ago since I bought my home in Swaffham. Conveyancing solicitors have now been appointed on the sale but I am unable to track down the title deeds. Is this a problem?
You need not be too concerned. First there is a possibility that the deeds will be with your mortgage company or they could be in the possession of the conveyancers who oversaw the purchase. Secondly the likelihood is that 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 solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Swaffham relates to registered property but in the unlikely event that your property is not registered it is more tricky but is not insurmountable.
My fiance and I are purchasing a 1 bedroom apartment in Swaffham with a mortgage from Birmingham Midshires.We would like to retain our Swaffham conveyancing solicitor but Birmingham Midshires advised that her practice is not on their "panel". we are left little option but to use a Birmingham Midshires panel firm or keep our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that conveyancers needs to be on the Birmingham Midshires approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Birmingham Midshires
I opted to have a survey done on a property in Swaffham before retaining solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some banks tend refuse to grant a loan on such a house.
It varies from the lender to lender. Santander has different requirements from Halifax. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Swaffham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Swaffham to see if the conveyancing will be more expensive.
We're first time buyers - agreed a price, but the property agent informed us that the seller will only issue a contract if we instruct their chosen lawyers as they are insisting on a ‘quick sale’. We would rather use a high street conveyancer accustomed to conveyancing in Swaffham
It is improbable the sellers are behind this. Should the vendor require ‘a quick sale', alienating a serious buyer is is going to put the whole deal at risk. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you will continue to use your preferred Swaffham conveyancing solicitors - not the ones that will give the estate agent a kickback or hit his conveyancing targets demanded by senior management.
I have recently realised that I have Fifty years left on my flat in Swaffham. I am keen to extend my lease but my freeholder is absent. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to track down the freeholder. In some cases an enquiry agent may be useful to carry out a search and to produce a report which can be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a solicitor both on investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Swaffham.
Swaffham Leasehold Conveyancing - A selection of Queries Prior to buying
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The answer will be useful as a) areas could result in problems for the block as the communal areas may start to deteriorate where services remain unpaid b) if the leasehold owners have an issue with the running of the building you will need to have all the details Can you inform me if there are any major works on the horizon that will likely increase the maintenance charges? If a Swaffham lease has fewer than eighty years it will impact the value of the property. Check with your mortgage company that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will almost definitely need a lease extension at some point and you need to have some idea of what this would cost. Remember, in most cases you will be be obliged to have been the owner of the residence for two years in order to be entitled to extend the lease.
Been searching for a solicitor for leasehold sale conveyancing in Swaffham. We are selling, simple no mortgage to pay off, no rush, currently empty. Received a quote from a lawyer for £800 plus VAT which is a tad high considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Swaffham?
Given that it’s a sale only, £450 + VAT is likely to be about the cheapest for a Swaffham solicitor firm.