It is 10 years ago since I acquired my home in Bampton. Conveyancing solicitors have recently been retained on the sale but I am unable to find my title deeds. Will this cause complications?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by your mortgage company or they could still be with the solicitor who handled the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Bampton involves registered property but in the rare situation where your home is unregistered it is more problematic but is not insurmountable.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Bampton is where the house is located. What do you suggest?
Flying freeholds in Bampton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bampton you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bampton 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 residence.
How simple is it to change conveyancer as I have to find one who is on the Britannia conveyancing list. I hired a local conveyancing solicitor in Bampton round the corner but she is not accepted by Britannia
It would be our pleasure to help you select a conveyancing solicitor in Bampton on the Britannia panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Bampton. Using search facility on this page, you can compare costs for conveyancing solicitors in Bampton and throughout England and Wales.
I am using a search engine for the term cheap conveyancing in Bampton it reveals numerous property lawyersin the area. How do I determine which is the suitable property lawyer for me?
The preferential method of finding a suitable conveyancer is through a personal referral, so ask colleagues and those you trust who have bought a property in Bampton or the respected estate agent or mortgage broker. Fees for conveyancing in Bampton vary, so it's a good idea to request a minimum of four costs illustrations from varying types of conveyancers. Be sure to obtain confirmation that the fees are fixed.
Helen (my wife) and I may need to rent out our Bampton basement flat for a while due to a career opportunity. We instructed a Bampton conveyancing firm in 2003 but they have closed and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your previous Bampton conveyancing lawyer is not around you can review your lease to see if you are permitted to let out the property. The accepted inference is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you are obliged to obtain consent via your landlord or some other party in advance of subletting. The net result is that you cannot sublet in the absence of prior consent. The consent is not allowed to be unreasonably withheld. If your lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.
I am the registered owner of a ground floor flat in Bampton, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Bampton with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ends on 21st October 2080
With only 61 years left to run we estimate the price of your lease extension to range between £18,100 and £20,800 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.