It is a dozen years since I acquired my home in Riddlesdown. Conveyancing solicitors have now been appointed on the sale but I am unable to track down my title documents. Will this jeopardise the sale?

You need not be too concerned. Firstly there is a chance that the deeds will be kept by your mortgage company or they could stored with the conveyancers who oversaw the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Riddlesdown relates to registered property but in the unlikely event that your home is unregistered it is more of a problem but is resolvable.

We wanted to use a conveyancing solicitor in Riddlesdown for our home move. Our broker has since notified us that our mortgage company Nottingham Building Society won't deal with them. Surely this is unfair competition?

Lenders ordinarily restrict either the type or the number of conveyancing firms on their panel. A common example of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the profile of firm, some have reduced the number of firms they permit to represent them. You should note that Nottingham Building Society have no responsibility for the quality of advice provided by any member of Nottingham Building Society Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there remains differing opinions concerning the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that hundreds of law firms, including some in or near Riddlesdown only carry out very few conveyances per annum.

Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial property in Riddlesdown?

Many commercial conveyancing solicitors in Riddlesdown will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Riddlesdown. 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 Riddlesdown.

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

Due to the input of my in-laws I had a survey completed on a house in Riddlesdown prior to instructing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some banks will refuse to issue a loan on this type of property.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Riddlesdown. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Riddlesdown to see if the conveyancing will be more expensive.

After months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Riddlesdown. Can we issue an application to the Residential Property Tribunal Service?

Most certainly. We are happy to put you in touch with a Riddlesdown conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Riddlesdown premises is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the fi
gure of £37,912. This case affected 6 flats. The unexpired term was 78.32 years.

What are the frequently found defects that you encounter in leases for Riddlesdown properties?

Leasehold conveyancing in Riddlesdown is not unique. Most leases are individual and drafting errors can result in certain clauses are not included. The following missing provisions could result in a defective lease:

Repairing obligations to or maintain elements of the premises Maintenance charge proportions which don’t add up to the correct percentage

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, Bank of Scotland, and Clydesdale all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the purchaser to pull out.