I am not well enough to travel far from Brixworth. What is the rationale as to why all Brixworth conveyancers are not on all mortgage company panels?
Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. This resulted in mortgage companies pruning less reputable firms from their panel of approved lawyers .
It is is a decade since I bought my property in Brixworth. Conveyancing lawyers have just been appointed on the sale but I can't locate the title documents. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be kept by the mortgage company or they could stored with the solicitor who oversaw your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. Almost all conveyancing in Brixworth involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
I have been on the look out for a ground for flat up to £305k and found one round the corner in Brixworth I like with amenity areas and transport links nearby, however it's only got 49 years unexpired on the lease. There is not much else in Brixworth suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage that many years will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
In my capacity as executor for the will of my grandfather I am disposing of a residence in Neath but live in Brixworth. My lawyer (based 250 kilometers awayrequires that I sign a statutory declaration ahead of completion. Could you suggest a conveyancing practitioner in Brixworth who can attest this legal document for me?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Brixworth
I've recently bought a leasehold house in Brixworth. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Brixworth - Examples of Queries before Purchasing
How long is the Lease? What prohibitions exist in the Brixworth Lease? Are any of leasehold owners in arrears of their service charge payments?