It is is a decade since I purchased my house in Blakeney. Conveyancing solicitors have now been retained on the sale but I can't track down the title deeds. Will this jeopardise the sale?

You need not be too concerned. First there is a chance that the deeds will be retained by your mortgage company or they could be archived with the solicitor who handled the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Nearly all conveyancing in Blakeney involves registered property but in the rare situation where your property is not registered it is more problematic but is resolvable.

Have purchased a a detached house in Blakeney , how long should it take for the Land Registry to deal with the formalities evidencing my title? My Blakeney conveyancing solicitor has been very slow, so I want to be certain that my name is recorded.

As far as conveyancing in Blakeney is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timeframes can differ subject to who lodges the application, whether there are errors and if the Land registry have to notify any interested persons or bodies. Currently approximately 80% of submission are fully dealt with in less than three weeks but occasionally there can be extensive delays. Registration takes place after the buyer has moved in to the premises thus 'speed' is not usually top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.

I am buying my first flat in Blakeney benefiting from help to buy. The builders would not reduce the price so I negotiated £7000 of extras instead. The sale representative suggested that I not inform my solicitor about the side-deal as it would impact my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

In my capacity as executor for the will of my father I am disposing of a property in Neath but reside in Blakeney. My solicitor (approximately 200 kilometers awayneeds me to sign a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Blakeney who can attest this legal document for me?

strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Blakeney based

What are the frequently found deficiencies that you encounter in leases for Blakeney properties?

There is nothing unique about leasehold conveyancing in Blakeney. All leases are drafted differently and drafting errors can result in certain provisions are missing. The following missing provisions could result in a defective lease:

A provision to repair to or maintain parts of the property

You could encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Barnsley Building Society, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to pull out.

Blakeney Leasehold Conveyancing - A selection of Queries Prior to Purchasing

What is the annual service fee and ground rent? Can you tell me if there are any major works anticipated that will add a premium to the maintenance costs? How many of the leaseholders are in arrears for their service charge payments?