It is 10 years ago since I acquired my home in Audlem. Conveyancing solicitors have now been instructed on the sale but I can't find my title deeds. Is this a major issue?
Don’t worry too much. First there is a possibility that the deeds will be with the mortgage company or they may still be with the solicitor who handled the purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Audlem relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
My wife and I are buying a house in Audlem. I might seem paranoid but how we can trust a solicitor? At some point we have to put our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I just acquired a house at auction in Audlem. Conveyancing is needed. What is next?
Given that you have now legally committed yourself to purchase you should appoint a conveyancing solicitor soon as you are facing a pending a fixed date to complete the deal. An auction property will have a bespoke legal set of papers. This should include evidence of title and search results. If you have purchased leasehold premises the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You must hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are in place to complete the transaction on the set completion date.
I have paid off my mortgage with HSBC. I assume I don't need a Audlem conveyancing practitioner on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
My business partner and I are planning to lease a unit on a shopping parade. Can you recommend conveyancers offering competitive fees for non-domestic conveyancing in Audlem for less than 1500k?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Audlem, including the disposal and purchase of businesses as well as simply premises. If you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we can find you the right solicitor. Regarding the costs this will depend on the structure and terms of the proposed transaction. Let us have your details or phone us so that we may provide you with comprehensive commercial conveyancing quote.
Is it best to choose a Audlem conveyancing practitioner who is local to the property I am purchasing? I have an old university friend who can conduct the conveyancing but they are based 200kilometers drive away.
The benefit of a high street Audlem conveyancing firm is that you can visit the firm to execute paperwork, hand in your identification documents and apply pressure on them where appropriate. Having local Audlem know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were content that should surpass using an unknown Audlem conveyancing lawyer just because they are Audlem based.
I today plan to offer on a house that seems to be perfect, at a great figure which is making it more attractive. I have since discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Audlem. Conveyancing lawyers have not yet been appointed. Will they explain the issues?
The majority of houses in Audlem are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Audlem in which case you should be looking for a Audlem conveyancing practitioner and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’sconsent to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer will appraise you on the various issues.
I acquired a 2 bed flat in Audlem, conveyancing formalities finalised in 2011. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Audlem with a long lease are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 2092
With just 67 years remaining on your lease we estimate the premium for your lease extension to be between £10,500 and £12,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.