Do banks and building societies provide you with an approved list of Tunstall conveyancing solicitors? How do you know who is on the Coventry BS conveyancing panel?

Tunstall conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.

I am selling our house in Tunstall and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a web based conveyancing firm rather than a conveyancing solicitor in Tunstall. Having lived in Tunstall for three years we know that this is a non issue. Do we contact our local Authority to obtain confirmation need.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who handled the conveyancing in Tunstall 10 years ago have long since closed. What are my next steps?

Assuming the title is registered the information relating to your proprietorship will be documented by the Land Registry with a Title Number. It is possible to conduct a search at the Land Registry, identify your house and order current copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.

I have been on the look out for a ground for flat up to £245,000 and identified one round the corner in Tunstall I like with amenity areas and railway links nearby, the downside is that it only has 52 remaining years left on the lease. There is not much else in Tunstall suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a home loan that many years will likely be an issue. Discount the price by the amount the 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 start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

My wife and I purchased a leasehold house in Tunstall. Conveyancing and Chelsea Building Society mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Tunstall who previously acted has long since retired. What should I do?

The first thing you should do is contact HMLR to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Tunstall conveyancing lawyer to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Tunstall Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

The prefered form of lease structure is if the freehold interest is owned by the leaseholders. In this situation the leaseholders enjoy control and even though a managing agent is often retained where the building is larger than a house conversion, the managing agent retained by the leaseholders. It is important to be aware whether redecorating or some other major work is due in the near future that will be shared between the tenants and will materially increase the the service charges or result in a one off payment. Does the lease have in excess of 82 years left?