It is is a decade since I bought my home in Leven. Conveyancing solicitors have recently been appointed on the sale but I am unable to locate the title deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be kept by the lender or they may be archived with the lawyers who acted in your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Leven relates to registered property but in the rare situation where your property is not registered it is more of a problem but is not insurmountable.
is it true that all Leven conveyancing solicitors on the HSBC conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the HSBC conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel and in such a situation the practice would be regulated by the CLC.
We have agreed to purchase a house in Leven. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?
Given that you are obtaining a mortgage with Lloyds your lawyer must follow the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Lloyds where a lease does not satisfy these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Leven.
I am currently in the process of buying my council flat in Leven. I have a mortgage agreed with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
I decided to have a survey completed on a property in Leven before appointing lawyers. I have been informed that there is a flying freehold element to the house. The surveyor advised that some banks may refuse to grant a loan on this type of home.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Leven. Conveyancing will be smoother if you use a solicitor in Leven especially if they are accustomed to such properties in Leven.
My husband and I are first time buyers - had an offer accepted, yet the selling agent has warned us that the seller will only go ahead if we instruct their preferred conveyancers as they need a ‘quick sale’. We would rather use a local solicitor with experience of conveyancing in Leven
It is improbable the vendors are driving this. Should the seller want ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Contact the sellers directly and explain that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you intend to appoint your preferred Leven conveyancing solicitors - not the ones that will give the negotiator at the agency a kickback or hit his conveyancing targets pre-set by head office.
I've found a house that seems to meet my requirements, at a reasonable price which is making it all the more appealing. I have just been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Leven. Conveyancing advisers have are soon to be appointed. Will they explain the issues?
The majority of houses in Leven are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Leven in which case you should be shopping around for a Leven conveyancing practitioner and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’sconsent to conduct alterations. It may be necessary to pay a service charge towards the upkeep of the estate where the house is located on an estate. Your solicitor will report to you on the legal implications.
I inherited a 1st floor flat in Leven, conveyancing was carried out in 2004. Can you work out an approximate cost of a lease extension? Corresponding properties in Leven with over 90 years remaining are worth £185,000. The ground rent is £65 charged once a year. The lease comes to an end on 21st October 2084
With only 60 years unexpired we estimate the premium for your lease extension to range between £20,000 and £23,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.