Having sold my house in Trelogan last April but my buyer keeps Skype messaging daily to moan that her conveyancer is waiting to hear from mysolicitor. What are the post completion sale formalities following completion?
Following your disposal your conveyancer should deliver the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. Where relevant, your solicitor should also evidence that the legal charge in favour of the lender has been repaid to the purchasers lawyers. There is unlikely to be post completion tasks unique to conveyancing in Trelogan.
We are buying a end of terrace house in Trelogan. The intention is to convert the garage to a playroom at the property.Will the conveyancing process include enquiries to determine if these alterations are prohibited?
Your conveyancer will review the registered title as conveyancing in Trelogan can sometimes reveal restrictions in the title deeds which prohibit categories of changes or require the permission of another owner. Many additions need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
I'm the sole beneficiary of my late grandmother’s estate and I have everything in my name now, including the house in Trelogan. The Trelogan property was put into my name in February. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the house in February. Will no one buy the property for half a year?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view mortgage companies take of it, depend on the bank as this clause primarily exists to identify the purchase and immediately sell or the wholesaling and assigning of properties.
I have paid off my mortgage with RBS. I assume I don't need a Trelogan solicitor on the RBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I have been told that property searches are the primary reason for obstruction in Trelogan conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Local searches are not likely to feature in any slowing down conveyancing in Trelogan.
My wife and I own a semi-detached Edwardian house in Trelogan. Conveyancing practitioner represented me and Santander. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Santander to clarify?
You should assess 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 Trelogan and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing lawyer who conducted the conveyancing.
We're FTB’s - agreed a price, but the agent advised that the vendor will only move forward if we use their preferred conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer who is familiar with conveyancing in Trelogan
We suspect that the owner is not behind this requirement. Should the seller require ‘a quick sale', turning down a serious buyer is not the way to achieve this. Contact the vendors directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you intend to instruct your preferred Trelogan conveyancing firm - not the ones that will provide the estate agent a introducer fee or hit his conveyancing thresholds pre-set by HQ.
Having had my offer accepted I require leasehold conveyancing in Trelogan. Before I get started I require certainty as to the remaining lease term.
Assuming the lease is recorded at the land registry - and most are in Trelogan - then the leasehold title will always include the short particulars 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 1st floor flat in Trelogan, conveyancing was carried out 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Trelogan with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease finishes on 21st October 2086
You have 65 years remaining on your lease we estimate the premium for your lease extension to be between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure 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. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.