It is a dozen years since I purchased my home in Upper Norwood. Conveyancing solicitors have just been instructed on the sale but I am unable to find my deeds. Is this a problem?
Don’t worry too much. First there is a possibility that the deeds will be kept by the lender or they could be in the possession of the conveyancers who handled your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Upper Norwood relates to registered property but in the unlikely event that your home is unregistered it is more of a problem but is not insurmountable.
A friend recommended that if I am purchasing in Upper Norwood I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard Upper Norwood conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Upper Norwood around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Upper Norwood Education with maps and statistics, Local Amenities and other useful information concerning Upper Norwood.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Upper Norwood is the location of the property. What do you suggest?
Flying freeholds in Upper Norwood are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Upper Norwood you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Upper Norwood may determine 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.
My husband and I are FTB’s - had an offer accepted, yet the agent informed us that the vendor will only issue a contract if we instruct their recommended conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a family solicitor who is familiar with conveyancing in Upper Norwood
We suspect that the seller is unaware of this ultimatum. If they require ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Try to communicate with the sellers directly and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you will continue to instruct your preferred Upper Norwood conveyancing solicitors - rather thanthe ones that will give the estate agent a referral fee or meet his conveyancing targets set by senior management.
Last November I purchased a leasehold property in Upper Norwood. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner 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. A critical element 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).
I have had difficulty in trying to purchase the freehold in Upper Norwood. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We can put you in touch with a Upper Norwood conveyancing firm who can help.
An example of a Lease Extension case for a Upper Norwood flat is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case affected 1 flat. The unexpired residue of the current lease was 26.38 years.
We are seeking to acquire a repossessed flat in Upper Norwood and the mortgagee in possession demand completion within a month. Do conveyancing practitioners meet that timeframe? Am I best advised to use a local Upper Norwood firm or an online company that professes to offer speedy conveyancing?
Attend your Upper Norwood shopping parade. Pop in to a couple of firms and ask to talk to a conveyancing solicitor for a quote. Discuss your needs and seek assurances on deadlines. Select the firm that appears most genuine. You need to use a lawyer on the panel of property lawyers acceptable to your lender.