Our Doncaster conveyancer has uncovered an inconsistency between the surveyor’s assumptions in the home valuation report and what is revealed within the conveyancing documents. My solicitor says that he must ensure that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s stance legitimate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I am the registered owner of a freehold premises in Doncaster but nevertheless pay rent, why is this and what is this?
It’s unusual for properties in Doncaster and has limited impact for conveyancing in Doncaster but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
We are purchasing a property in Doncaster. I might seem paranoid but how we can trust a lawyer? On completion day we have to deposit funds 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.
My uncle advised me that in buying a property in Doncaster there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
There are anumerous of properties in Doncaster which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Doncaster should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have decided to exercise my right to buy my property in Doncaster off the council. I have a mortgage agreed with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
Due to the advice of my in-laws I had a survey completed on a property in Doncaster ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies tend not issue a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Doncaster. Conveyancing will be smoother if you use a solicitor in Doncaster especially if they are familiar with such properties in Doncaster.
Am I best advised to use a Doncaster conveyancing lawyer based in the location that I am purchasing? We have a good friend who can handle the conveyancing however her office is 300miles away.
The benefit of a local Doncaster conveyancing practice is that you can visit the firm to sign documents, present your ID and pester them if necessary. Having local Doncaster know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were content that should trump using an unknown Doncaster conveyancing solicitor just because they are local.
I own a leasehold flat in Doncaster. Conveyancing and Nottingham Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Doncaster who previously acted has now retired. Do I pay?
First contact HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a Doncaster conveyancing solicitor to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a split level flat in Doncaster, conveyancing was carried out in 2010. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Doncaster with over 90 years remaining are worth £185,000. The ground rent is £65 charged once a year. The lease ends on 21st October 2086
You have 60 years unexpired the likely cost is going to be between £20,000 and £23,000 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you 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.