It is a dozen years since I purchased my house in Wimborne. Conveyancing lawyers have now been retained on the sale but I am unable to locate my title deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a chance that the deeds will be retained by the mortgage company or they could be in the possession of the conveyancers who handled the purchase. Secondly in all probability the property 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 up to date copy of the land registers. Nearly all conveyancing in Wimborne involves registered property but in the unlikely event that your home is unregistered it is more of a problem but is not insurmountable.
I just acquired a flat at auction in Wimborne. Conveyancing is needed. What is next?
Now that you are for all intents and purposes signed on the dotted line you now have to find a conveyancing solicitor soon as you are facing a tight a drop dead date to complete the purchase. An auction property will have a bespoke auction pack. This will include evidence of title and search results. Where you are dealing with leasehold property the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You must give this to the solicitor instructed by you as soon as possible. Do make sure that your finances are in order to complete the transaction on the set completion date.
I am buying a 3 bedroom semi in Wimborne. The intention is to carry out a loft conversion at the house.Will legal work on the property involve investigations to determine if these works are prohibited?
Your conveyancer will check the deeds as conveyancing in Wimborne will on occasion identify restrictions in the title deeds which prevent categories of alterations or need the consent of a 3rd party. Some additions call for local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
Yorkshire BS have agreed my mortgage in principle, my bid on a house in Wimborne has been agreed to, what are the next steps?
The estate agent will want to know who your solicitors are (ensure that the lawyers are on the lender’s approved list). Contact Yorkshire BS or your broker and complete any relevant forms. Yorkshire BS will appoint a valuer who will get in touch with the selling agent or seller to arrange a time for the valuation to happen. Once carried out (assuming no problems) it takes about a week to get a mortgage offer. Yorkshire BS will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Wimborne.
What will a local search reveal concerning the property I am purchasing in Wimborne?
Wimborne conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Searches UK The local search plays an important part in most Wimborne conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Wimborne is the location of the property. What do you suggest?
Flying freeholds in Wimborne are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wimborne you would need to get your solicitor to go 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 Wimborne 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 property.
Can you offer any advice when it comes to choosing a Wimborne conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Wimborne conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Wimborne conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:
What are the costs for lease extension conveyancing?
I invested in buying a 1 bedroom flat in Wimborne, conveyancing having been completed 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Wimborne with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease terminates on 21st October 2090
With only 70 years unexpired the likely cost is going to range between £9,500 and £11,000 as well as legals.
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. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.