Do I need to pop into the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Tibshelf so that I can pop in to their offices if required.
Whereas this was necessary 12 years ago, almost all mortgage companies no longer oblige their conveyancing panel solicitor to witness the mortgagors signature. It will still be necessary for you to hand over identification documents and there are still distinct benefits to choosing a locally based ayer, in your situation a conveyancing solicitor in Tibshelf.
Will our lawyer be asking questions concerning flooding during the conveyancing in Tibshelf.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Tibshelf. Some people will buy a house in Tibshelf, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, however there are a numerous checks that may be carried out by the purchaser or by their solicitors which will figure out the risks in Tibshelf. The conventional set of property information forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to find out whether the premises has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a buyer may commence a claim for damages as a result of such an misleading answer. A purchaser’s solicitors will also order an enviro report. This will higlight if there is a recorded flood risk. If so, additional investigations should be conducted.
I purchased a 4 bedroom Victorian house in Tibshelf. Conveyancing practitioner acted for me and Nottingham Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tibshelf and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing lawyer who conducted the purchase.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Tibshelf is where the house is located. Is there any guidance you can impart?
Flying freeholds in Tibshelf 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 Tibshelf you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tibshelf 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 property.
As co-executor for the estate of my uncle I am disposing of a house in Cardiff but reside in Tibshelf. My conveyancer (who is 250 miles awayhas requested that I execute a stat dec ahead of completion. Can you recommend a conveyancing solicitor in Tibshelf to attest this legal document for me?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Tibshelf based
I want to rent out my leasehold apartment in Tibshelf. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
A small minority of properties in Tibshelf do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I bought a 1 bedroom flat in Tibshelf, conveyancing formalities finalised 8 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Tibshelf with an extended lease are worth £207,000. The average or mid-range amount of ground rent is £60 per annum. The lease expires on 21st October 2082
With only 57 years unexpired we estimate the premium for your lease extension to range between £28,500 and £33,000 as well as costs.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.