It is a dozen years since I bought my house in Barnstaple. Conveyancing lawyers have recently been appointed on the sale but I can't find my deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a chance that the deeds will be with the mortgage company or they could still be with the lawyers who handled the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Barnstaple relates to registered property but in the rare situation where your property is not registered it is more tricky but is not insurmountable.
How can we know in advance if a Barnstaple conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Barnstaple seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your conveyancing.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being pedantic. The Barnstaple solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Planning on purchasing a house in Barnstaple. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Barnstaple property lawyer is on the Kent Reliance conveyancing panel.
The deeds to our house can not be found. The conveyancers who handled the conveyancing in Barnstaple 4 years ago have long since closed. Will I be able to sell the house?
You no longer need to have the physical original deeds to prove you own the land or premises, given that the Land Registry hold details of all registered land or property electronically.
There are only Seventy years left on my flat in Barnstaple. I now wish to extend my lease but my freeholder is can not be found. What should I do?
If 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 an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to prove that you have used your best endeavours to find the landlord. For most situations an enquiry agent may be helpful to carry out a search and to produce a report to be used as proof that the landlord can not be located. It is wise to seek advice from a property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Barnstaple.
I bought a basement flat in Barnstaple, conveyancing having been completed in 2009. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Barnstaple with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ceases on 21st October 2076
You have 51 years unexpired the likely cost is going to be between £30,400 and £35,200 plus professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.
Do lenders provide you with an approved list of Barnstaple solicitors? How do you know who is on the mortgage company conveyancing panel?
Barnstaple firms and firms conducting conveyancing in Barnstaple themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the mortgage company directly.