Our lawyer has discovered a a legal deficiency with the lease for the apartment we are buying in Bromham. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancing practitioner says that he must check that the lender is happy with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
It is is a decade since I purchased my property in Bromham. Conveyancing solicitors have just been appointed on the sale but I can't locate my deeds. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be kept by the lender or they could be archived with the solicitor who acted in the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Bromham involves registered property but in the unlikely event that your home is not registered it is more problematic but is not insurmountable.
How does conveyancing in Bromham differ for new build properties?
Most buyers of new build or newly converted property in Bromham approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is built. This is because house builders in Bromham tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bromham or who has acted in the same development.
How can the Landlord & Tenant Act 1954 impact my business property in Bromham and how can you help?
The particular law that you refer to provides a safeguard to business leaseholders, giving them the legal entitlement to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Bromham
In my capacity as executor for the will of my father I am selling a residence in Cardiff but reside in Bromham. My solicitor (who is 235 miles from merequires that I sign a statutory declaration before completion. Can you recommend a conveyancing practitioner in Bromham to witness this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Bromham based