It is a dozen years since I acquired my home in Boreham. Conveyancing lawyers have now been instructed on the sale but I can't find my title documents. Will this cause complications?
You need not be too concerned. Firstly the deeds may be kept by the lender or they may be in the possession of the solicitor who handled your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in Boreham involves registered property but in the rare situation where your home is unregistered it is more tricky but is resolvable.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The lawyers who handled the conveyancing in Boreham 4 years ago are no longer around. What are my next steps?
You no longer need to have the physical official documentation to prove you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
I am buying a new build house in Boreham with a loan from Britannia. The builders would not budge the amount so I negotiated 6k of extras instead. The estate agent advised me not to tell my lawyer about the side-deal as it would impact my mortgage with Britannia. Should I keep quiet?.
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.
Is it best to go with a Boreham conveyancing lawyer in close proximity to the house I am purchasing? An old friend can deal with the legal work however his firm is located 300miles away.
The primary upside of using a high street Boreham conveyancing firm is that you can pop in to execute paperwork, hand in your identification documents and pester them where appropriate. Having local Boreham know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and they were impressed that must surpass using an unknown Boreham conveyancing solicitor solely due to them being round the corner.
My wife and I purchased a leasehold house in Boreham. Conveyancing and Barclays mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Boreham who previously acted has long since retired. Any advice?
The first thing you should do is make enquiries of HMLR to make sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to instruct a Boreham conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a basement flat in Boreham, conveyancing formalities finalised 10 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Boreham with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2101
With only 80 years unexpired we estimate the premium for your lease extension to range between £8,600 and £9,800 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.