It is is a decade since I bought my house in Brown Edge. Conveyancing lawyers have now been instructed on the sale but I am unable to find the title documents. Is this a major issue?
You need not be too concerned. Firstly the deeds may be retained by your lender or they may be archived with the lawyers 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 up to date copy of the land registers. Nearly all conveyancing in Brown Edge relates to registered property but in the unlikely event that your property is not registered it is more of a problem but is not insurmountable.
What is the optimum way to investigate if the solicitor conducting my conveyancing in Brown Edge is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Chelsea Building Society thus paying £192.00 in further legal bill.
Feel free to make use of the search tool on this site. Pick the lender and type ‘Brown Edge’ or your preferred area and you will see numerous conveyancers located in Brown Edge or by proximity to you.
I am assisting my aunt sell her flat in Brown Edge. Will the solicitor order the energy performance certificate or do I organise this?
After the abolition of HIPs, energy assessments was left as a compulsory part of selling a property. An energy assessment should be commissioned before the property is marketed. It is not something that solicitors normally organise. Where you are using a Brown Edge conveyancing solicitor they might be willing to arrange EPC’s due to their contacts with long established Brown Edge assessors
Forgive me if this question is silly but I am unexperienced as a first time buyer of a ground floor flat in Brown Edge. Do I collect the keys to the premises on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Brown Edge?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you will be invited to pick up the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Brown Edge bank branch on numerous occasions and was advised it wasn't a problem and they would lend. My Brown Edge conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the conveyancing practitioner is on the bank panel, she or he must adhere to the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
It has been 4 months following my purchase conveyancing in Brown Edge completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a flat up to £245,000 and identified one round the corner in Brown Edge I like with amenity areas and railway links in the vicinity, however it only has 51 years on the lease. There is not much else in Brown Edge in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan the shortness of the lease will likely be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.