Have just purchased a probate house at auction in Baschurch. Conveyancing is required. What happens now?
Now that you have legally committed yourself to purchase you will need to appoint a conveyancing solicitor as a matter of urgency as you will have a tight a fixed date to complete the purchase. An auction property will ordinarily have a corresponding legal set of papers. This will likely include evidence of title and search results. Where you are dealing with leasehold property the legal papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You should give this to the solicitor instructed by you as soon as possible. You also need to ensure that your finances are organised to complete on the date specified in the contract.
I have a mortgage with Coventry BS for my property in Baschurch. Conveyancing was finalised 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?
Coventry BS must be informed of your intention in advance of renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. You need not do this via a Coventry BS conveyancing panel lawyer.
Skipton have agreed my mortgage in principle, my offer on a property in Baschurch has been agreed to, now what?
Your property agent will wish to know who your solicitors are (ensure that the property lawyers are on the bank’s panel). Contact Skipton or your financial adviser and finish off any outstanding forms. Skipton will appoint a valuer who will get in touch with the estate agent or vendor to arrange a slot for the valuation to take place. Once conducted (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Skipton will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Baschurch.
I used Arc property Solicitors a few years ago for my conveyancing in Baschurch. I now require my papers however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Baschurch of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing my first flat in Baschurch with the aid of help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not to tell my lawyer about this deal as it could adversely affect my mortgage with the bank. 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 own a leasehold house in Baschurch. Conveyancing and Aldermore mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Baschurch who previously acted has long since retired. Do I pay?
The first thing you should do is make enquiries of the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Baschurch conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a studio flat in Baschurch, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Baschurch with over 90 years remaining are worth £171,000. The ground rent is £50 yearly. The lease terminates on 21st October 2098
With just 79 years left to run we estimate the price of your lease extension to span between £8,600 and £9,800 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues 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 based on this information without first seeking the advice of a professional.
What can I do where I am not happy with the conveyancing practitioner who did my conveyancing in Baschurch?
Occasionally the level of service you receive is not as you expect, and unfortunately sometimes things do go wrong. Nevertheless there is recourse if you were not happy with your conveyancing in Baschurch. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their regulator. If things still aren’t sorted out you may consider getting in touch with the Legal Ombudsman.