Are the Tintern conveyancing solicitors identified as being on the HSBC conveyancing panel, together with their details provided by HSBC?
Tintern conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
A colleague recommended that if I am buying in Tintern I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Tintern conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Tintern around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information about Tintern.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who handled the conveyancing in Tintern 5 years ago have long since closed. What are my options?
You no longer need to have the physical deeds to prove you own the land or property, given that the Land Registry hold details of all registered land or property electronically.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Tintern is where the house is located. Can you shed any light on this issue?
Flying freeholds in Tintern are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tintern you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tintern may determine 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 residence.
There are only Seventy years unexpired on my flat in Tintern. I need to get lease extension but my freeholder is absent. What should I do?
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 enable the lease to be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to track down the landlord. For most situations a specialist may be useful to try and locate and to produce an expert document which can be used as proof that the landlord can not be located. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Tintern.
I own a 2 bed flat in Tintern, conveyancing having been completed 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Tintern with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease expires on 21st October 2071
With only 52 years remaining on your lease we estimate the premium for your lease extension to range between £29,500 and £34,000 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.