Due to move into my new home in Letchworth Garden City next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the mortgage company. What does the insurance need to cover?
Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These requirements are not limited to conveyancing in Letchworth Garden City.
It is 10 years ago since I acquired my house in Letchworth Garden City. Conveyancing solicitors have recently been instructed on the sale but I can't find the deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be with your lender or they may still be with the solicitor who oversaw the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Letchworth Garden City involves registered property but in the rare situation where your property is not registered it is more tricky but is resolvable.
My mortgage company has recommended solicitors on their panel based in Letchworth Garden City but I would rather instruct a conveyancing lawyer in Letchworth Garden City round the corner to me. Can you help?
Far from all Letchworth Garden City conveyancing practitioners are on all banks conveyancing panel. Do make the most of our search tool to locate a Letchworth Garden City conveyancing solicitor on the on the mortgage company panel.
This question may be naive but I am unexperienced as FTB of a garden flat in Letchworth Garden City. Do I collect the keys to the property on the completion date from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Letchworth Garden City?
On the day of completion you will not be required to attend the conveyancers office in Letchworth Garden City. Conveyancing lawyers for you will transfer the purchase money to the seller's solicitors, and once they have received this, you should be called to receive the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
Last month we had a mortgage agreed in principle with Co-operative. Letchworth Garden City conveyancing practitioners were instructed. How long does it take for Co-operative to forward the offer to the solicitor?
There is no definitive answer here. Have Co-operative completed the survey? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Letchworth Garden City conveyancing practitioner on the Principality panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I have recently realised that I have 68 years left on my flat in Letchworth Garden City. I need to get lease extension but my freeholder is absent. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to track down the lessor. On the whole an enquiry agent should be helpful to carry out a search and to produce a report to be used as proof that the landlord can not be located. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s disappearance and the application to the County Court overseeing Letchworth Garden City.
Leasehold Conveyancing in Letchworth Garden City - Examples of Questions you should consider Prior to buying
You should be aware that where the lease has no more than 80 years it will affect the marketability of the flat. Check with your mortgage company that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will probably have to extend the lease at some point and it is worth discovering how much this would cost. For most Letchworth Garden Citylease extensions you would need to own the property for two years before you are eligible to extend the lease. How long is the Lease? How many of the leaseholders are in arrears for their service charge payments?