It is 10 years ago since I bought my house in Wells Next The Sea. Conveyancing solicitors have recently been appointed on the sale but I can't locate the title documents. Is this a major issue?

Don’t worry too much. First there is a chance that the deeds will be kept by your mortgage company or they could be in the possession of the solicitor who acted in the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Wells Next The Sea relates to registered property but in the unlikely event that your property is unregistered it is more tricky but is resolvable.

I am helping my mother sell her flat in Wells Next The Sea. Will the conveyancing solicitor order the EPC or it is for the owner to coordinate?

After the abolition of Home Information Packs, EPC’s was retained a required element of moving house. An energy performance certificate needs to be to hand prior to the property being placed on the market. It is not as aspect of the sale process that lawyers ordinarily arrange. If you are instructing a Wells Next The Sea conveyancing practitioner they may be able to arrange energy performance certificates given their relationships with long established local assessors

Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in Wells Next The Sea. 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 Wells Next The Sea?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the vendor’s lawyers, and once they have received this, you should be invited to receive the keys from the property Agents and start moving into the property. Usually this happens early afternoon.

Our offer on a semi in Wells Next The Sea has been accepted, but there is a chain. The owners have offered on on an apartment, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Wells Next The Sea. What should be my next step? When do I get the mortgage application with Coventry BS started?

It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then valuation, Wells Next The Sea conveyancing search fees, etc). The first thing to do is check that your solicitor is on the Coventry BS conveyancing panel. As to the next phase this very much dictated by the specifics of your transaction, attraction to the property and on the state of the market. In a rising market many home buyers will apply for a home loan with Coventry BS and pay for the valuation and only if it was satisfactory would they request their lawyer to proceed with searches.

How can the Landlord & Tenant Act 1954 impact my business property in Wells Next The Sea and how can you help?

The particular law that you refer to provides a safeguard to commercial leaseholders, granting the a statutory right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that 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 help with commercial conveyancing in Wells Next The Sea

When it comes to leasehold conveyancing in Wells Next The Sea what are the most frequent lease defects?

There is nothing unique about leasehold conveyancing in Wells Next The Sea. Most leases are individual and legal mistakes in the legal wording can result in certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

Repairing obligations to or maintain parts of the building A duty to insure the building

You will encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Santander, Norwich and Peterborough Building Society, and Aldermore all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to pull out.

Wells Next The Sea Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing

If a Wells Next The Sea lease has less than 80 years it will have adverse implications on the marketability of the apartment. Check with your mortgage company that they are happy with remaining years on the lease. Leases with fewer than 80 years remaining means that you will most likely need a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most Wells Next The Sealease extensions you would need to own the premises for a couple of years before you are legally able to extend the lease. Is the freehold owned collectively by the leaseholders?

My cousin is purchasing a leasehold flat in Wells Next The Sea. He was given a quote by the conveyancer recommended by the estate agents and it came to £1245 . It was fifteen years ago since I sold and purchased a house and it cost was £600. Have charges really escalated to that extent?

What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Wells Next The Sea searches, land registry fees, etc)