We are purchasing a house and require a conveyancing solicitor in Wiltshire who is on the Skipton approved panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Wiltshire.
The deeds to my property are lost. The solicitors who dealt with the conveyancing in Wiltshire 5 years ago have long since closed. What are my options?
As long as you have a registered title the details of your proprietorship will be retained by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, locate your house and obtain current copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.
I am buying a new build flat in Wiltshire. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Wiltshire
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I decided to have a survey completed on a house in Wiltshire ahead of instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies tend refuse to give a mortgage on this type of home.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wiltshire. Conveyancing may be slightly more expensive based on your lender's requirements.
I have just appointed agents to market my ground floor apartment in Wiltshire. Conveyancing solicitors are to be appointed soon, however I have recently received a quarterly service charge demand – what should I do?
It best that you clear the service charge as normal because all rents and maintenance charges should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I inherited a leasehold flat in Wiltshire, conveyancing formalities finalised May 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Wiltshire with an extended lease are worth £185,000. The ground rent is £65 levied per year. The lease terminates on 21st October 2081
With only 60 years unexpired the likely cost is going to be between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.