Some advice if I may. My West Wittering lawyer is advising me that she is duty bound toapply for West Wittering conveyancing searches due to the fact thatthe firm are on the Nat Westconveyancing panel. Do I not have any options here?
You have limited options available to you. Given that you are taking out a loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out West Wittering conveyancing searches.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to use their panel lawyer as I would much rather appoint a local conveyancing solicitor in West Wittering?
You should check but the chances are that appoint one of their panel conveyancers where you want the "fee-free" incentive. Speak to the bank to check if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in West Wittering.
I need some expedited conveyancing in West Wittering as I have an ultimatum to complete within 3 weeks. Thankfully I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?
As you are not obtaining a home loan you are at liberty not to have searches conducted although no law firm would advise that you don't. Drawing on years of experience of conveyancing in West Wittering the following are instances of issues that can show up and therefore affect the marketability of the property: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...
My wife and I own a 4 bedroom Edwardian house in West Wittering. Conveyancing lawyer acted for me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Wittering 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 mortgage companies. You can also question the position with your conveyancing practitioner who carried out the work.
I work for a long established estate agent office in West Wittering where we have witnessed a number of flat sales derailed as a result of short leases. I have been given contradictory information from local West Wittering conveyancing solicitors. Please can you clarify whether the vendor of a flat can instigate the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I acquired a 1 bedroom flat in West Wittering, conveyancing formalities finalised in 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in West Wittering with over 90 years remaining are worth £265,000. The ground rent is £50 per annum. The lease expires on 21st October 2100
With only 75 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.
Can I establish who is the owner of a property in West Wittering?
On the basis that the premises is recorded at HMLR, and you have the information of the location of the premises, you will be able to obtain details from the HM Land Registry of the registered owner for a a minimal charge.