It is 10 years ago since I acquired my house in Selhurst. Conveyancing lawyers have just been instructed on the sale but I can't track down my deeds. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by your lender or they could stored with the lawyers who acted in your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Selhurst involves registered property but in the rare situation where your home is unregistered it is more problematic but is resolvable.
Are the BSA intent on creating a searchable register to to identify law firms on the Earl Shilton BS conveyancing panel for example in Selhurst?
We have not been informed any plans on the part of the BSA to develop such a search facility.
We previously appointed conveyancing lawyers located in Selhurst on the Leeds Building Society solicitor panel. They are now charging me an additional charge for dealing with the Leeds Building Society mortgage. Is this a supplemental conveyancing fee set by Leeds Building Society?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. The fee is not set by Leeds Building Society but by your Selhurst lawyer. Numerous firms on the Leeds Building Society panel will levy ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
I have decided to exercise my right to buy my property in Selhurst off the council. I have a mortgage offer with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
My offer on a detached house in Selhurst has been accepted, the owners do however have an associated purchase. The vendors have placed an offer on a flat, but it’s not yet tied up, and are looking at other flats in the pipeline. I have chosen a high street conveyancing solicitor in Selhurst. What do I do now? When do I get the mortgage application with Clydesdale started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then survey, Selhurst conveyancing search charges, etc). The first thing to do is check that your conveyancing practitioner is on the Clydesdale conveyancing panel. As to the subsequent stages this very much depends on the circumstances of your case, motivation for the property and on the state of the market. In a rising market some purchasers will apply for the mortgage with Clydesdale and pay for the valuation and only if it comes back ok would they pay their conveyancing practitioner to move forward with searches.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Selhurst is where the house is located. Is there any advice you can impart?
Flying freeholds in Selhurst are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Selhurst you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Selhurst may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
All being well we will complete the sale of our £150,000 flat in Selhurst next Wednesday. The management company has quoted £384 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Selhurst?
Selhurst conveyancing on leasehold flats nine out of ten times necessitates fees being invoiced by managing agents :
Answering pre-contract enquiries
Where consent is required before sale in Selhurst
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Selhurst conveyancing firm to represent me?
Absolutely. We can put you in touch with a Selhurst conveyancing firm who can help.
An example of a Lease Extension decision for a Selhurst residence is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case was in relation to 1 flat. The unexpired term as at the valuation date was 26.38 years.