Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who dealt with the conveyancing in Ashton 4 years ago have long since closed. What are my next steps?
These day there are duplicates made of almost everything, and your conveyancer will be aware exactly where to look for all the suitable documentation so you can buy or sell your property without a hitch. Where copies are not available, your lawyer can put in place insurance or indemnities against possible claims on the property.
I am purchasing a new build house in Ashton with a mortgage from Barclays Direct. The builders would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not to tell my conveyancer about this extras as it could impact my loan with Barclays Direct. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey carried out on a property in Ashton in advance of retaining lawyers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some lenders will not grant a loan on this type of premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ashton. Conveyancing will be smoother if you use a solicitor in Ashton especially if they are familiar with such properties in Ashton.
I was advised by numerous estate agents in Ashton to choose a conveyancer using your seach tool. What’s the financial upside for Estate Agents to offer your site over a competitor’s?
We don’t offer any referral fee for pointing buyers and sellers to this site. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Completion is due on our sale of a £250,000 garden flat in Ashton in just under a week. The landlords agents has quoted £312 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Ashton?
Ashton conveyancing on leasehold flats nine out of ten times involves fees being levied by freeholders :
Answering pre-exchange questions
Where consent is required before sale in Ashton
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Ashton Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying
Does the lease have onerous restrictions? Its a good idea to discover as much as possible about the company managing the block as they will affect your use and enjoyment of the property. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to practical matters like the upkeep of the communal areas. Ask prospective neighbours whether they are happy with them. On a final note, investigate as to the dates that you are obliged pay the service charge to the appropriate party and precisely what it includes. Many Ashton leasehold flats will be liable to pay a service charge for the upkeep of the building levied on behalf of the landlord. If you acquire the property you will have to pay this contribution, normally in instalments throughout the year. This could be anything from a few hundred pounds to thousands of pounds for bigger purpose-built blocks. In all probability there will be a rentcharge for you to pay yearly, this is usually not a exorbitant amount, say around £25-£75 but you should to enquire as sometimes it could be many hundreds of pounds.