Having sold my house in Locksbottom last May but our buyer keeps calling daily to moan that their solicitor needs to hear from mine. What should my lawyer have done now that I have sold?
After completion of your sale your lawyer should deliver the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. Where relevant, your solicitor should also evidence that the home loan has been paid off to the buyers lawyers. There is unlikely to be post completion formalities just for conveyancing in Locksbottom.
Will my conveyancer be raising questions regarding flooding as part of the conveyancing in Locksbottom.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Locksbottom. There are those who buy a house in Locksbottom, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a various searches that can be carried out by the purchaser or by their conveyancers which will figure out the risks in Locksbottom. The conventional set of information supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the seller to discover whether the premises has ever been flooded. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser could commence a legal claim for losses as a result of such an misleading response. A purchaser’s solicitors will also conduct an environmental search. This should disclose whether there is a recorded flood risk. If so, additional investigations will need to be initiated.
Due to the guidance of my in-laws I had a survey completed on a house in Locksbottom ahead of retaining solicitors. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some banks tend not grant a mortgage on this type of property.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Locksbottom. Conveyancing will be smoother if you use a solicitor in Locksbottom especially if they are accustomed to such properties in Locksbottom.
Back In 2009, I bought a leasehold flat in Locksbottom. Conveyancing and Chelsea Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Locksbottom who acted for me is not around. What should I do?
First make enquiries of HMLR to be sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to instruct a Locksbottom conveyancing solicitor to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Following years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Locksbottom. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We can put you in touch with a Locksbottom conveyancing firm who can help.
An example of a Lease Extension decision for a Locksbottom property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired lease term was 50.57 years.
We are about to complete buying a house in Locksbottom but as a consequence of wreckage from the recent storms I have agreed reparation from the owner of £3k taking the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process yet the bank will not agree to this. Why were they notified?
The property lawyer listed on a bank conveyancing panel is obliged to advise the bank of any variations to the purchase price. In the event that you did not allow your conveyancer to notify the reduction to your mortgage company then they would need to refrain from acting for you and the lender.