Is the fact that my solicitor in Booker is not identified on my bank's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Booker conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I happen to be the only beneficiary of my late father’s estate with all property in now in my sole name, including the house in Booker. Conveyancing formalities meant that the Land Registry date was in April. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the property in April. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Some mortgage companies would take a practical view as this clause principally exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.
Is there a list of Coventry BS panel conveyancers in Booker on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. Very few lenders make their panel listings viewable over the internet. If you are seeking to appoint a Booker property lawyer on the Coventry BS please make the most of our tool.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Booker property lawyer on the Virgin Money panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
Are there restrictive covenants that are commonly identified as part of conveyancing in Booker?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Booker. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I wish to sublet my leasehold flat in Booker. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
A small minority of properties in Booker do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I am the registered owner of a 1 bedroom flat in Booker, conveyancing formalities finalised August 2012. How much will my lease extension cost? Corresponding flats in Booker with an extended lease are worth £179,000. The average or mid-range amount of ground rent is £65 per annum. The lease ends on 21st October 2080
You have 57 years remaining on your lease we estimate the premium for your lease extension to be between £26,600 and £30,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.
My mum and dad cant seem to find their Booker land registry title on the website. They recall that 50 years ago when they purchased the property there were complications regarding Booker not being recognised in some systems.
Nearly all residences in Booker should show up. Have you attempted a search to simply the postcode. Normally it should mention all the residences within that postcode. Where registered it will be there with a title number. If they bought 48 years ago it's conceivable it may be unregistered. The property might still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title documentation which might be with your parent’s mortgage company.