I am getting a mortgage offer from Nat West. I hope to retain the legal services of a Licensed Conveyancer in Thornhill. Does the Nat West Solicitor panel include Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My father advised me that in buying a property in Thornhill there may be various restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of a number of properties in Thornhill which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Thornhill should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I buying a victorian detached house in Thornhill. We would like to carry out a loft conversion at the house.Will the conveyancing process involve investigations to ascertain if these alterations are permitted?
Your property lawyer will check the deeds as conveyancing in Thornhill will on occasion reveal restrictions in the title deeds which prevent certain works or require the consent of another owner. Many works need local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
I currently have a mortgage with Principality for my property in Thornhill. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Principality?
Your original mortgage agreement with Principality will provide that you need their approval before letting out your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. You need not do this via a Principality conveyancing panel lawyer.
Are there restrictive covenants that are commonly picked up during conveyancing in Thornhill?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Thornhill. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I own a leasehold flat in Thornhill. Conveyancing and Barnsley Building Society mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Thornhill who acted for me is not around. Any advice?
First contact HMLR to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Thornhill conveyancing solicitor to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a leasehold flat in Thornhill, conveyancing formalities finalised November 1999. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Thornhill with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease expires on 21st October 2072
With 51 years unexpired we estimate the price of your lease extension to be between £30,400 and £35,200 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. 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 taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
How does one remove a deceased person's details from the title register for a property in Thornhill?
Where a Thornhill property is jointly owned and one of the proprietors dies, their name will not immediately be removed from the Land Registry title. You are not required to remove their name as when it comes to a disposal your conveyancer would simply need to evidence as to the reason the other owner is missing from the conveyance, such as the probate documents.
With the aim of making the sale conveyancing simpler in the future you can apply to have the deceased name erased from the title by submitting an application to HM Land Registry with evidence of the death. There is no land registry fee payable.