It is 10 years ago since I bought my house in Ewloe. Conveyancing lawyers have now been appointed on the sale but I am unable to find my deeds. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by your lender or they may be in the possession of the solicitor who handled the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Ewloe relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.
I have a semi-detached Georgian property in Ewloe. Conveyancing practitioner represented me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the exact same property. Is it worth asking Platform Home Loans Ltd to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ewloe and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing solicitor who conducted the purchase.
I am buying a new build flat in Ewloe. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Ewloe
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one near me in Ewloe I like with amenity areas and railway links in the vicinity, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Ewloe in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign 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 concerning this.
My intention is to acquire a ground floor apartment in Ewloe. Conveyancing solicitor has been awaiting, from the vendor, building insurance schedule. I was told today I was informed that the seller needs to forward the insurance schedule for the flat above also. Why would my solicitor want to check the insurance for the flat above? Is it strictly necessary? We have been waiting for the previous fortnight…
It is not unheard of in leasehold conveyancing in Ewloe to find Conveyancing in Ewloe in a minority of cases reveals that the lease provides for the leasehold owners to insure their individual flats as opposed to the landlord insuring the complete building - which is definitely preferable. Do clarify with your conveyancing practitioner but it would appear that your solicitor is seeking to verify that the complete building is insured. Insuring your flat is no help when it comes to rebuilding after a fire if the 1st floor cannot be rebuilt due to lack of insurance.