Is it the case that all Southam conveyancing solicitors on the Principality conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Principality conveyancing panel they would need to be governed by the SRA. The majority of banks do list licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
I have decided to exercise my right to buy my property in Southam off the council. I have a mortgage agreed with RBS. Conveyancing is not something I have any knowledge of. 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 RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
The mortgage over my property is with TSB for my property in Southam. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
TSB must be informed of your intention in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel firm.
I appreciate that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when buying a house in Southam? or I am told that there is a law dating back centuries that means some homeowners living in a parish church boundary may be liable to pay for repairs to the chancel in proximity to the church. Is this suitable for conveyancing in Southam?
Unless a previous purchase of the house took place post 12 October 2013 you can assume that conveyancing practitioners carrying out conveyancing in Southam to continue to propose a a chancel search and or chancel repair liability policy.
Have completed on a a semi-detached house in Southam , how long should it take for the Land Registry to register my ownership? My Southam conveyancing solicitor has been painfully slow, so I want to be certain the land registry aspects are concluded.
As far as conveyancing in Southam registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether there are errors and if the Land registry must send notices to any other parties. Currently in the region of three quarters of submission are fully dealt with within 12 days but occasionally there can be protracted hold-ups. Historically registration is effected once the new owner is living at the property so 'speed' is not always top priority yet if there is a degree of urgency associated with the registration then you or your lawyers should contact the land registry and explain the circumstances.
I’m about to sell my garden flat in Southam. Conveyancing solicitors are to be appointed soon, but I have recently received a yearly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you discharge the maintenance contribution as usual given that all ground rent and maintenance charges should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless 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. This will smooth the conveyancing process.
I purchased a 2 bed flat in Southam, conveyancing formalities finalised in 2001. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Southam with over 90 years remaining are worth £180,000. The ground rent is £65 levied per year. The lease runs out on 21st October 2083
With 58 years unexpired the likely cost is going to be between £22,800 and £26,400 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.
A licensed conveyancer acted on my conveyancing in Southam 8 years past and was holding my registration documents but has since been shut down – how do I retreive these?
Title deeds, as such, are no longer appropriate for most homes in Southam are archived electronically at Land Registry. Should you need to prove ownership or are selling or re-mortgaging your conveyancer can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.