It is a dozen years since I bought my house in Isle Of Wight. Conveyancing lawyers have now been retained on the sale but I can't find my deeds. Will this jeopardise the sale?

You need not be too concerned. First there is a chance that the deeds will be with your lender or they could still be with the conveyancers who oversaw the purchase. Secondly in all probability 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 lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Isle Of Wight involves registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.

My grandmother passed away last year and as sole heir and executor I was left the house in Isle Of Wight. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this allowed?

Given you intend to re-mortgage then RBS will insist on your using a conveyancer on the RBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your RBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the RBS mortgage is registered as a charge at the Land Registry.

Should commercial conveyancing searches disclose planned roadworks that could impact a commercial land in Isle Of Wight?

Many commercial conveyancing solicitors in Isle Of Wight will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Isle Of Wight. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Isle Of Wight.

For each commercial conveyancing transaction in Isle Of Wight it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Isle Of Wight commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Isle Of Wight.

How does conveyancing in Isle Of Wight differ for new build properties?

Most buyers of new build premises in Isle Of Wight come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is constructed. This is because builders in Isle Of Wight usually buy the real estate, 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 Isle Of Wight or who has acted in the same development.

I've recently bought a leasehold flat in Isle Of Wight. Am I liable to pay service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Isle Of Wight Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

Are there any major works in the planning that could add a premium to the maintenance charges? This information is helpful as a) areas may result in problems in the block as the common areas may begin to deteriorate if maintenance remain unpaid b) if the leasehold owners have an issue with the managing agents you will wish to have all the details The prefered form of lease structure is a share of the freehold. In this arrangement the lessees enjoy control and notwithstanding that a managing agent is usually retained where the building is larger than a house conversion, the managing agent acts for the leaseholders themselves.