It is is a decade since I acquired my home in West Green. Conveyancing solicitors have recently been appointed on the sale but I can't track down my title deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be with the mortgage company or they could be archived with the lawyers who acted in the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in West Green involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
This question may be naive but I am unseasoned as FTB of a ground floor flat in West Green. Do I collect the keys to the premises on the completion date from my solicitor? If this is the case, I will instruct a local conveyancing solicitor in West Green?
On the day of completion you will not be required to attend the conveyancers office in West Green. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be called to pick up the keys from the property Agents and move into your new home. Usually this occurs early afternoon.
We are planning to move property in October. Should my conveyancing solicitor call the removal company on the completion day. As an aside, can you recommend a removal company in West Green. Conveyancing solicitor was chosen prior to coming across your site.
On the day of completion you will need to pick up the keys from the selling agent however this can only occur after the vendors conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you can inform the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can help you locate a conveyancing in West Green or a solicitor with expertise in conveyancing in West Green.
I'm in the process of looking at apartments in West Green and I am now considering a potential offer. Should I already have a conveyancer appointed at this point? I will be getting a mortgage with Lloyds.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are obtaining a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
It has been 2 months since my purchase conveyancing in West Green completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking for a ground for flat up to £305k and identified one close by in West Green I like with amenity areas and railway links nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in West Green suitable, so just wondered if I would be making a grave error buying a short lease?
Should you need a home loan the shortness of the lease will be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
I have just appointed agents to market my 2 bed apartment in West Green. Conveyancing has not commenced, but I have just had a half-yearly maintenance charge invoice – Do I pay up?
The sensible thing to do is pay the maintenance contribution as normal as all rents and maintenance invoices will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I am the leaseholder of a ground floor flat in West Green. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
Where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to judgment on the sum to be paid.
An example of a Freehold Enfranchisement decision for a West Green property is 61 Clinton Road in April 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 5th July 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,000 This case related to 2 flats. The number of years remaining on the existing lease(s) was 73.88 years.
I dont have enough spare money to pay a 10% deposit on my house purchase in West Green , but I am keen exchange. Do I have options?
One option is to try and agree a lesser deposit. Many vendors will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute