Finally the sale completed on my house in Tewkesbury last September but my buyer keeps telephoning daily to moan that her conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?
Following your disposal your conveyancer should forward the transfer deeds and all supplemental paperwork to the purchaser's lawyers. If applicable, your lawyer should also evidence that the home loan has been redeemed to the buyers lawyers. There is unlikely to be post completion requirements peculiar conveyancing in Tewkesbury.
Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Tewkesbury so that I can pop in to their offices if required.
Whereas this was necessary 12 years ago, most lenders no longer oblige their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to hand over ID documents and there are still distinct benefits to instructing a local practitioner, in your case a conveyancing solicitor in Tewkesbury.
My wife and I are purchasing a property in Tewkesbury. It might be a silly question but how we can trust a lawyer? On completion day we will need to send money into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are purchasing a victorian detached house in Tewkesbury. The intention is to carry out a loft conversion at the house.Will legal work on the property include investigations to ascertain if these works were previously refused?
Your solicitor will review the deeds as conveyancing in Tewkesbury will sometimes reveal restrictions in the title documents which prevent categories of works or require the consent of another owner. Many additions require local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.
I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being difficult. The Tewkesbury solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
The deeds to our house are lost. The conveyancers who conducted the conveyancing in Tewkesbury 5 years ago no longer exist. What are my next steps?
Assuming the title is registered the details of your proprietorship will be evidenced by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, find your house and secure current copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
How does conveyancing in Tewkesbury differ for new build properties?
Most buyers of new build property in Tewkesbury approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Tewkesbury typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Tewkesbury or who has acted in the same development.
There are only 72 years unexpired on my lease in Tewkesbury. I now wish to extend my lease but my freeholder is absent. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to locate the landlord. On the whole an enquiry agent may be useful to carry out a search and prepare a report which can be used as proof that the landlord is indeed missing. It is advisable to get professional help from a solicitor both on devolving into the landlord’s disappearance and the application to the County Court covering Tewkesbury.
I purchased a 1st floor flat in Tewkesbury, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Similar properties in Tewkesbury with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 levied per year. The lease expires on 21st October 2073
With only 53 years unexpired we estimate the premium for your lease extension to span between £27,600 and £31,800 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.