My son is moving in with me and wants to buy my house so that he can ensure my future care at home. My question is if he buys it outright what safeguard do I have or should we be tenants in common with him having the majority ...

My seller's conveyancer won't or can't provide my solicitor with a legal undertaking to supply the certificates for land registry on completion. All other work is done. could another solicitor pick it up & move it to exchange swiftly...

When the property was bought twenty years ago just after it was built the TP1 document stipulated that no external building work could be done to the property within a 5 year period. We put in the offer based on the fact that we saw development potential ...

will not work in wordpad...

What is the process for completing a deed of rectification...

I am an executor & beneficiary of my late father's estate.
My father owned his house as a tenant in common with his cousin (2/3 ownership).
His cousin has moved out and wants to sell, as do all the beneficiaries.
Can I, as the executor, handle the sal...

My dad is downsizing, and we have discussed putting the new house in 3 daughters name to avoid probate when he dies, will we all have to pay stamp duty? And is there a 7 year issue...

so how do we transfer ownership?...

I've registered, what do I do now?...

Hi if my sister is buying out her ex boyfriend from their main residence, the property is valued at £270,000 but she also has just inherited a 50:50 split of a second property from her late father, does she need to still pay the higher rate sdlt? There a...

I am selling property with floored attic. There were beams that were from the roof to nearly the middle of the attic floor. When these were taken away they were replaced by joists at the sides and at the top of the roof.
Thereby making walls and a ceili...

I am interested in a property which has been divided into 2 parts. Upstairs is freehold and downstairs is leasehold. Both parts are being sold, but I wondered who would own the lease and also, when buying the property would the leaseholder need to be no...

Hi.. I would appreciate your guidance.
My buyer has identified a land charge against a previous owner of my unregistered property, a civ estate contract. The Charge relates to land affected in another parish, does not mention land in the parish where my ...

HI, I have a question regarding a notice to complete. Does a seller have a deadline in which to serve a notice to complete. We are in a nightmare scenario where the bank has refused to release funds under a power of attorney. Thank you...

I have exchanged on a new build but now want another property on the same site can we just change property details on the exchange documents and mortgage documents? It’s only 2 doors up and same company ...

Our property management company can only provide a partially completed LPE1 form and management pack, due to it only being recently discovered a service charge needs to be paid. What can I do to be able to sell my house without the full information? ...

Planning to buy a flat in London. My wife has a property in India and I have never bought any real estate. The flat we purchased in India was ready to move (construction complete) after we moved to the UK. It was never our primary residence. We stayed wit...

Hello, we are looking to understand the overall process and likely cost to transfer the ownership of a private road from one person to all the residents (6 houses) and to place a covenant on each household for the cost and responsibility for upkeep of the...

Can I create a shared ownership contract to sell my house? ...

Hello. We have accepted an offer on our house, and are actively looking for another house to buy. Its been five weeks now, and the buyers are putting pressure on us to issue draft contracts, allow searches etc. Our solicitor is saying we don't have to do ...

We bought a house sold through probate in April 2023. Since moving in we have found the roof leak, which the seller told us had been fixed many years ago and the stain on the ceiling was just old water damage, is still very much leaking. It is leaking thr...

Looking to buy our landlords house but currently just short of what she will accept.

We have discussed potential for her to keep the garage which she currently let's out. This would bring the price down to what we can afford. The garage is on a separa...

My wife bought her first property over the last year as a buy to let in a Ltd company for which she paid stamp duty on. We are now looking to buy our first house as our first home, for which I will be a first time buyer. Do we still have to pay stamp duty...

My flat is registered to me but the lease is in the vendors name. The vendor (a temporary shell company) only existed a short time. My conveyancing solicitor/firm does not exist any more.
Will I be able sell my flat?...

We are buying a house that has completion certificates for 2bed extension and kitchen extension. Surveyor wanted to know about load bearing wall under bedrooms. There are no plans but certificates should we get a structural survey done too? Or would ...

Hello. My husband and I own 2 properties, 1 is a holiday home the other is our home that is mortgage free. We want to sell our home and move into a new build. However, stamp duty is a difference of £12500 due to us owning our holiday home. What ways can ...

Hi. I'm in a process of buying a property with 'No Title Guarantee', as it was repossessed by the lender and selling it through a private firm or attorney. My solicitor is carrying a full check and we will also get indemnity insurance hopefully, however, ...

Hi,

I was hoping you could give me some advice on my situation.

I purchased a property with my daughter in 2016. She was only 19 at the time and it was easier if we got a joint mortgage but I had to go on the deeds as a joint owner.

This is my da...

I am currently sell my house to buy a shared ownership. The issue is that we have to exchange by April 11th. To sell my current house, we have to get a deed of variation from the management company. This is likely to take some time and possibly go over th...

The builder changed the plan TP1 document without the the purchasers consent that was filed with HM Land Registry, the conveyancing solicitor denies liability, as does the builder. The plan that was approved had the purchasers signature upon it, where as ...

In the process of purchasing a property, when a brand new lease is drawn up (flat within converted house). In this process, are approvals of the lease or drafts of the lease to be consulted with the buyer (me) prior to stating approval to the sellers ...

Hi there, I recently purchases a property and noticed after completion that one of the windows is broken. This is not something we picked up during viewings or in the buildings survey. My question is whether the seller has a responsibility to disclose t...

I am buying a house for £290k and selling my house for £250k. I am porting my existing mortgage and borrowing the extra with an extra small mortgage. My solicitor has said I need to pay a deposit on exchange of contracts to my purchaser, because my buye...

Hi, I'm required to get 2 sale packs,at £400 each,do I have any protection with the buyer if they pull out,? Thankyou...

How can I get a copy of the SDLT1 that was submitted when I bought my latest property in Jan 2020? I need it to find the UTRN and the Effective Date of Purchase so that I can claim repayment of the SDLT supplement. There's no guidance about this on HMRC s...

Please can you tell me my buyer has signed contract and transfer deed how long after that for completion regards ...

Whether my solicitor is mandatory required to make twice Bankruptcy Checks and AML Checks, one before exchange contract and the other before Completion when I am going to buy a new built house ...

I am looking to sell my primary residence that I have lived in for 4 years, I own a second house that has been rented for the past 9 years but has become vacant, if I was to move into this property after sale of the house we reside in now, would I have to...

Our solicitor won’t exchange contracts with our housing association until she sees proof that they are legally bound to buy the property from the developer.
We can’t wait until ownership has passed to them because the property will be re marketed by...

Hello.

Can anyone tell me if the following is possible:

I own a house in England, I am the sole name on the deeds and bought the house before I met my wife.

We are tying to buy a new house.

She has never owned property before.

I would ...

Hi,
I'm looking to buy a home in the UK that I will use as my primary residence, but I currently own a 50% share in an overseas residential property my sister lives in. My share is worth 25000£. My understanding is that this means I would not be require...

Being a first time buyer please guide me as I am under the conveyancing process of buying a house. My agent referred conveyancer is not very responsive to my queries. I have been informed after I put an offer the following issues
The property is with tru...

Hello can you tell me for the purposes of resolving a possible property dispute, I am refinancing my property and will release equity to pay out to my ex husband for his financial contribution to the property mortgage payments etc - Should our property ev...

We are buying a property with a mortgage. The lenders solicitors have requirements with regard to the property which seem standard however we don't know what they are... Is it standard practice for our solicitor NOT to copy us in on correspondence between...

I have been in occupation of residential garden land attached to my property since Spring/Summer 1991. A neighbour in our close purchased a strip of land which was already divided into 4 parcels in 2016. Have now received a Possession Claim (Trespasser) f...

I have agreed with my neighbour to exchange a small piece of my field (part of a registered plot) for a small piece of their field (part of a registered plot). Each plot is around 320 square meters. The value of each is the same and small (so no stamp dut...

when can this be requested...

I'm recently divorced and looking to buy a new home. It's a little complicated, as when dividing assets we didn't go down the route of selling our home and splitting the proceeds. My ex and I owned our home together as well as a buy-to-let (which was our ...

Hi, I’m buying my first home and we’re almost at completion however the solicitors said there is a restriction on the house from the CPS and this needs to be lifted before we can buy it. I’m getting abit worried as it’s been 3 weeks now and no cha...

I am selling and agreed to pay half the extension but my conveyancer wants me to put the money upfront before contracts have been signed and have stated that if the sale falls through that there are no refunds...

My mother passed away 2 years ago. She lived in a 50% shared ownership apartment. A purchaser for the sale of the property has to be sought from the Trafford Housing Trust, to meet their criteria. Is it the case that my mother, although deceased, has to ...

I would like to add my fiancé to the mortgage and title deeds of my house. He is a first time buyer. The property value is 430,000. The outstanding mortgage is roughly 300,000. Does he have to pay stamp duty and if so how much?

Thanks...

Can i download this form ...

I have purchased a house and have discovered that the previous owners have breached a restrictive convenant without having indemnity insurance in place. They did not mention the breech before sale. Who is liable? ...

Hi I am buying a new build and have exchanged contracts the house is not going to be ready to complete until May 2022.My question is, am I able to add another purchaser on with me to buy it. I realise i will have to change the mortgage. Also the new buyer...

WHAT IS THE FFC...

For a new-build property is it sufficient to have a building control certificate to confirm everything has been installed correctly or are individual competent person certificates required for the original electrical work and original oil-fired central he...

I want to purchase a small piece of land at the bottom of my garden from a neighbour. It is part of their registered title. Which contract form do I use?...

hi, i am a QLTS student so more than the forms i would like some step by step guide in how to interpret or amend/fill the the conveyancing forms. is this provided with the memmbership?...

Hi, if I complained to my local council about my neighbours making noise in 2016 do I need to disclose this now on my conveyancing paperwork now as I have just started the process of selling my house?...

I was the director of the RTM company for my block until the end of August. The new directors do not live in the block, they only own property in the block. They don't know any information so are refusing to sign the LPE1- this is essentially making my pr...

I purchased a new build house in Dec 2019, and now the road network is being completed it appears that my road is a us route. Is the developer legally obliged to disclose this information at the time of the sale? ...

I cannot sell my home due to a charge that is from before we purchased the property, how do we get it removed...

Good afternoon,

I am hoping to purchase a Shared Ownership property [house] for a larger percentage share than was originally advertised for sale. I have been told by the Housing Association responsible that this is possible, but that the way it would ...

We now have a memorandum of Sale for our share if a shared ownership house. Our buyers are ready to go but we haven't found a house ... estate agents were blocking us until we had a buyer. Do we start the sale side before founding a house for ourselves?...

if you put a 50% share into a property in the way of a gift can a claim 50% ownership on the property...

Have you a precedent suitable for use on sale of land with existing planning for commercial use with overage payable if unit sale price exceeds an agreed value? ...

If I use a solicitor to buy a property, do they have a responsibility to the lender in accordance to the Mortgage lenders handbook. They are my conveyancing solicitor, not the lenders solicitor....

We are trying to sell our commercial property to a new Buyer (Party A) but the deeds have an Option to Purchase charge in favour of a different party (Party B). Party B is a company that has now been dissolved, so my question is, can we remove the OtP cha...

Hi
i am currently living with my mother who is secure tenant on her council house. we are thinking of purchasing the property but unsure where to start.
do i just get a mortgage for my self in my name? apply in my name? im not named on the tenancy.
Do ...

Hi

We have had a dispute with a neighbour which settled out of court with a Tomlin Order. The Tomlin Order stated that our neighbour should draw up a new deed and lodge it with Land Registry. We have signed the deed but the neighbour has not and not l...

Dear Team,
I would need some clarifications on how to find out if information provided by previous seller on TA6 form is untrue. The seller has declared nothing on the form, however an illegit B&B is operating since when we moved in this property. I a...

If the seller fails to provide evidence of service charges having been paid and the seller's solicitor sends a completion statement at 8pm the night before completion, can the seller solicitor refuse to complete after receiving £2.5 million completion mo...

Proprietorship Register states RESTRICTION No disposition of the registered estate by the proprietor of the registered estate is to be registered without a written consent signed by the proprietor for the time being of the charge dated 27 October 2011 in ...

Hello. We have received a notice of rejection from the Council to our offer of first refusal to them under the right to buy scheme. Can we now sell on the open market?...

My buyers solicitors have asked for a copy of the building regs cert for a conservatory that is open to the house that was built in 2001, when I bought the property in 2011 this has not been provided to me and there seems to be made request made by my sol...

If selling as an administrator, does this have to be reflected in the contract?...

We are currently in the process of selling my deceased mother's home as part of the estate for which we have probate and are at the point of exchange on a sale. My deceased brother was on the deeds of the property and not removed after he died. He died ...

We purchased a small piece of land, enough to park two cars, from a neighbour, only to now find after accepting an offer on our house that the land was covered by a restriction to prevent him from reselling any part of it. The original owner now refuses t...

Hi, I am buying a property, that has recent planning permission granted for an extension. Does the sale agreement need to include any specific wording to say the that property 'has the benefit of planning permission', or can I just start the building wor...

Contract is ready for exchange but my funds are to be transferred from France . With strong sterling I am short of funding. Can I borrow money from my mother to help ma be able to have sufficient funds?...

I have been told the house i wish to purchase is being sold with limited title after Probate has been granted to the executor, could someone claim interest in the property between exchange of contract and Land Registry deeds being received or at any time ...

Do you paid GCT if you buy a property and sell it within the year?...

I have been renting a property on an historical estate owned by the same family since 1500. The property is now going through solicitors and the sellers solicitor realised (after 8 weeks) that there is a small section of land that they are selling, that i...

Hi, I currently own 5 properties, 3 are let out, one is my main residence and the other is a second home. I am thinking of selling my main home and my second home and replacing with one new main home. I know I will have to pay CGT on the second home but w...

Our vendors onward purchase is a leasehold property and we were informed that their solicitors were reviewing a management pack.. we have been told that additional enquiries may/may not need to be raised. How likely is it that additional enquiries will be...

Will the council tax go up if I am buying a property extended by the current owners...

Today just before exchange our buyers solicitor refused to proceed as the wording in the TP1 refers to a coloured area of green rather than a hatched area of green on a drawing.

I must state that is is the only green on the drawing but they are expecti...

Can you help with this matter...

mixed tenure estate: in the absence of a management company (2 years) what do you suggest I do to ease the selling of my 2-bed freehold property on the estate ...

I was planning to buy CASH a property. upper floor maisonette with front drive, detached back garden and detached garage. The garage is Freehold Title, the maisonette and most of front drive is Absolute Lease, a small triangular section of front garden th...

Managing agents...

Will your Statutory Delaration form be suitable for this?
_________________________________________________________________An issue has come to light, that Bungalow Road is not a public highway and there are no rights granted to the property to use the r...

If the conveyance contract is dependent on the approval of planning permission would this be a specified incumbrance for the purpose of the contract or be dealt with in the special conditions? ...

Should getting an indemnity insurance for rentcharge be sufficient for sellers solicitor and lendor for the sale of a house to proceed. Even when solicitor is asking to change rent clauses. Can we refuse this and just get indemnity insurance? ...

we want to purchase a property which was put in trust as there are 6 beneficiaries, there is also a proprietor on the land registry.The trust company are insisting they have authority to sell in there name only,wihout the proprietor named on the the sale ...

Good Afternoon

I am selling my mothers house under probate and am very close to completion. The property has been in my families possession for 4 generations and was actually built by my Great Grandfather on his farm land. The lease mentioned is betwee...

Good Day,
We are in the process of buying a new build flat in London (help to buy scheme). We have not exchanged yet. Our conveyancer has raised the issue of part of the plot being on unregistered land (it's around 1m). Three flats are built above this u...

We are selling a property without a solicitor. We are about to Exchange Contracts. There will be the usual 10% deposit. Who can act as Stakeholder for us? Our Estate Agent?...

I am in the process of selling a lease hold flat.

It was purchased as a new build in 2016. I have a buyer who is not part of a chain and I am purchasing a new build house.

- The current ground rent is over £250/year (outside London). It states in...

Hi All,

I'm looking to purchase a probate where the deeds were lost and the son only has possessory title. I have done a lot of research and even my estate agent/solicitor are confused as to how to proceed. The seller is providing indemnity insurance f...

Good morning I am in the process of selling my flat that is a share of freehold. My neighbour upstairs that is the co freeholder is delaying the process by not signing the TR1 and ID1 form. He said he wants to get legal advise on that but I needed to pay ...

which contract is used for sale of Freehold land...

Our solicitor tells us there is no reason for deposits not to be paid which is normal practice ...

We have been told we need to take out an indemnity policy by our buyers solicitor at our cost we have spoken to land registry who say there is not one with our deeds so we do we need to have one ...

Hi, we put our property up for sale, a prospective buyers solicitor has raised concerns regarding a close/pend in common ownership. the issue is the fact that a small section of our living room sits over the close/pend, because the title for several prope...

I own outright a property which my son and partner would like to purchase to the value of 50%. They will require a mortgage for the purchase of the 50%. Would this be possible from a mortgage and legal perspective? ...

i need to know whether my house is connected to mains sewerage and what type it is, however I have no idea. Are you able to help? thank you ...

I have been sent a contract(5th ed) to sign but it has my name typed with my middle name added in pen and the purchase price was incorrect so has been crossed out and re-typed. Should I sign it or ask for a new one to be sent with the correct information ...

I am looking to buy a house with my husband. I will be paying the deposit (let’s say it equates to 20% of the purchase price). We will then both pay equal shares of the mortgage and other costs. If we came to sell, how would you advise us to split the p...

Given that I am selling land without an existing mortgage, freehold and in my sole name is there any good reason why I should not just download the relevant form and do the conveyancing myself?...

Everyone in our chain has suceessfully exchanged. However, there is a discepancy in our buyer's financials, meaning that their mortgage is for 535k instead of the agreed 533k. As exchange has happened, are we able to amend the contracts to reflect the hig...

when we purchased d a new build property from the builder on our title deeds under "protected strip" - means that strip of land (if any) shown on Plan 1 and thereon hatched green and being 6 metres wide and unless the contrary shall be stipulated or be c...

Had a loft conversion done in 2004 to building regs at the time but did not get final certification - now selling house and getting a retrospective cert but should it be done to the regs at the time of the build (early 2004) or to current regs?...

I have agreed the sale of my freehold and mortgage free house to a third party. I am acting for myself in the sale and am not yet seeking to buy another property. Do I need to have in place an ID1 signed by a Solicitor to verify who I am ?...

My husband and I are divorcing and selling our property, but his parents now want to move in as their rental property has fallen through and they cant find anything suitable. If they move in will this affect the sale and will they have a claim on the pro...

good afternoon, I am looking to purchase a plot of land but have found out that someone has applied to register it using adverse possession. There is also a caution against first registration placed on by the same party. The land is currently unregistered...

I am buying a house that is in probate and the deceased person used the address as 5heur registered business address. The company is being wound up but should I wait until this is completed before I exchanged contracts?...

I am not sure you are the right people to ask but is it possible to sell a house before the (accepted) claim for subsidence has been completed or do we have to hve the building returned to stability before selling?...

My sister and I own 50% of our late father's property. We are named under a restriction but we are both moving - how will we be found when our step-mother passes and we are due that 50%? We are not in contact with her but one of us holds a copy of the T...

Hi, I have some charges on the charges register against my property. I am thinking of selling. As such how do i find out the amount of the charges. Furthermore these are over 8 years old. Will these be enforced on sale?...

Hi. I current own two properties, one is jointly owned with my mum and the second property is my main residence. I am considering moving from my current property but I am aware I will have stamp duty to pay again, with the additional 3%.
If I transferred...

Is it possible to purchase a right to buy property with a business loan?...

If a friend and I purchase a buy-to-let residential property through a limited company, would we still be deemed "first-time buyers" for stamp duty purposes when we come to buy our own residential properties in the future? And how can we be sure that advi...

I am separated from my spouse and am in the early stages of divorce. I wish to buy a new property with my new partner which will be our main residence. I still own a property with my x- spouse which will be sold. What level of stamp duty am I expected to ...

An interesting question.
I bought a flat in 2014. The original leaseholder had not paid ground rent since the development was built, because the freeholder never demanded payment, so there was no debt. Freehold was sold to a new company. They demanded fr...

Hi, i would like to sell my Buy- to - Let property to purchase a residential property for my self. the property has gained in value since i bought it. will i have to pay CGT on this. is there anything that i can do to save on this amount...

We want to buy a property with our son (3 way ownership). We would be cash buyers for two thirds of the price and our son would have a mortgage for one third of the price. Is this straight forward and possible....

Can I send a land registry form PX4 for my solicitor to fill and remove the charge. ...

I'm purchasing a property which has turned out has a 2nd deed for the garage/garden. The solicitor fees have increased by £450 and i have affordability issues. The seller won't reduce so will be withdrawing from the sale. I will still incur costs, would ...

Im looking to have free initial advise or aska question regarding property purchase ...

A new house built circa 2006 had 'full plans building control approval' and the local authority building control department carried out most of the site inspections including foundations, drainage, damp courses etc. but were never called back to carryout ...

I bought my flat from the council I have the only entrance to the loft through my flat I was never told before buying it that it wasn't mine the previous tenant floored the loft moved beams without permission but I did get it done up and there are two vel...

I sold some land and the buyer is claiming more than I was selling.
The plan I obtained from land registry was the first time I saw it. Apparently the first map submitted was not accepted (it had been altered, defaced and scribbled on) As I have discover...

Hi, My partner and I are thinking of buying a property around Cambridge. However, the property has a separate piece of land attached to the band with a 'buy back clause in favour of ____(a particular individual)'. This individual is not the person who cur...

What can a buyer do if proprietorship found not shown in the official land registry after 10 months of the completion date?...

Hi,

I gifted my son the deposit on his house and signed a document to say that this does not need to repaid. I was wondering is there a legal document that will state that the loan will only be repaid back on sale of the property?...

I have a long term contact that wishes to move in to the property on the rent a room scheme, pay rent and then purchase the property while in situ. They are waiting for their employment probation period to end to secure a mortgage to enable them to buy t...

I wanted the up to date TA6 law society property Information Form -can you asend this?...

Looking at purchasing a House that has an Agricultural Lien on it. The property has not been used for the last 10years plus due to it having a lien on it. Is there any way i can get this removed so i can get a clear title?

I’m planning to buy a property with cash. Most of the money is from my own savings, and a portion will be a loan from a relative. What proof do I need to supply that my funds are legitimate?...

I would like to purchase a property with my son. I will provide the majority of the purchase price 76 percent deposit and we will then jointly apply for the remaking sum as a mortgage. My question is, can I draw up a will or agreement deed to leave my ...

My brother purchased a property with his girlfriend approx 17 years ago. They both contributed the same deposit and owned it 50/50.In 2011 they sold the flat to buy a house.They purchased the house in tenancy in common. The equity from the flat was tra...

Please provide a quote with the draft wording!

Hello, I am looking at buying a property but the Land Registry Title contains 2 Restrictions in section B, 1 in favour of The Bank of Ireland needing their written permission to register a a disposition. The other requiring a signed cert. from Santande...

I'm selling my house, there is a water main under the house. The buyer would like a search done on the water main. What does this mean and how do I do it? Thank you for your help. regards Curly

I wish to sell my home, I built a single storey kitchen extension without planning, where do I stand?

I built a single storey extension without planning, where do I stand?

My partner and I are purchasing a new-build house. I am a first time buyer, but my partner has inherited parts (roughly 20 percent each) of three properties in her native Bulgaria. As we understand it, if the total value of the properties owned is less...

I want to pay my help to buy loan. How do I proceeds?

Hello My partner is selling his marital home with his ex wife and we have found another property to buy. We understand we will have to pay an additional stamp duty and that we can claim it back. How easy is it to get the additional back?

Along with my house, I own a small patch of land situated over the other side of next door. There is a pumping station on it, originally owned as part of a private sewage system by myself and my neighbours. It was taken over by the local water authority i...

Our offer on a house is accepted but they want keep house on market until solicitor instructed due to being let down before. They will right saying they will not accept any offers in the meantime, are we at any additional risk?...

Hi i own some land and wish to sell part of it to a friend, Instead of paying lots of money each can i write the agreement up myself using your Contract - Registered Land on this site as we both know what we want to include and then contact land registry ...

Can the threshold step at windows and door be measured within the conveyancing plan and make up the area of the flat. ...

My name is on my x husbands freehold and he now wants to sell can I stop the sale by refusing to sign freehold over...

Our previous solicitor failed to lodge the paperwork to remove the home rights notice for the previous owners when we bought the property 7 years ago, we’re now selling and it’s been sent to land reg, can we exchange and complete before it’s officia...

Dear sir /madam,
I am selling my first home with tenant.
I bought in 2017 and now selling.I couldn't stay that home due to my unstable circumstances.As I couldn' t move to my first home I am not interested to re mortgage.
Question.
1 . Do I need to pr...

do legally need a 2nd trustee when both solicitors have seen my POA...

I have purchased a house, freehold, paid in cash, I requested the sales documentation, which was partially provided by attachment to an email, but the solicitor refused so send me a signed copy of the contract, even to provide me an online copy. What can ...

Hi, Puchasing a second property to rent to our married son. My wife is retired, I am a 40% tax payer. It will be a cash buy in my wife’s name, do I need to provide a gift letter as the money is a drawdown from my private pension?...

I am planning on selling my flat in the new year. Recently there was an unattended and natural death of the man in the flat above me. The death was not discovered for some days, & as a result there were quite a lot of flies in his flat, which spread into...

Hi
I'm looking to purchase my first home next year. I was gifted a share of a property in another country which I no longer have. Would I still be considered a first time buyer? I would like to know if I need to pay stamp duty?
Thanks...

We have just learnt that half our garden is actually agricultural land. Is it possible for the conveyancing solicitor to have checked this and advised us. It makes a huge difference to us that we cannot turn this portion of our garden to flower beds ...

...

Hi there,

recently completed on a 3 bedroom house with an annex in the back garden. this is a stand alone and has bathroon/shower and cooking facilities. At the time our solicitor just out this transaction through 'normal' stamp duty - we paid 16k on...

Should our solicitor of noticed the pre emptive clause in the legal pack before they sent it onto the buyers solicitor which then caused a massive delay in getting it sorted and the buyers lender withdrew their offer so house sale collapsed. The housing a...

I have recently discovered that the Land Registry Scotland map shows that the Land I thought I own is different to what I thought. When I bought my house it had its own paved driveway with a fence. I have recently discovered that my neighbour actually own...

We had a sale agreed with all searches completed and payed for a leasehold pack. At the last minute our buyers pulled out. We have since excepted a new offer and are hoping that because the leasehold pack is less than 3 months old we can use the same one ...

Purchase case:
My mortgage expired yesterday and a new application is being made today with the same lender by my mortgage broker. Can I expect my solicitor to keep obtaining responses to enquiries until the new offer comes in. This is to say - could the...

I formally reserved a new build apartment. On an ad hoc visit to the development I discovered that the developer has put the purchaser of another apartment in my reserved property as his new build property had too many serious snagging issues for him to o...

My flat is one of 4, and we have share of freehold. I am selling, but 1 owner will not return the transfer deed. He is basically holding us to ransom to get what he wants in the way the property is managed, because the other 2 owners do not agree with him...

I'm hoping to be able to exchange next week. But there are a few enquiries that my solicitor keeps repeating and that I don't care about having answered.

A) Asking for Buildings regulations and planning permission for percieved works on the flat - The ...

Thanks...

Selling a freehold property on. 2.5year newbuild site with a private management company for communal areas (this has not been maintained and third hand have been told the management company has changed. Now apparently there is a deed of variation with the...

I've asked my solicitor to retract an enquiry that the sellers solicitor is struggling to answer because of complications they've encountered. The enquiry relates a lease that needs amending. I'm now saying to my solicitor that I don't want it amended bec...

What potential legal action or financial risk does the following TP1 covenant infer? - The Transferee with the intent to afford to the Transferor a full and sufficient indemnity but not further or otherwise hereby (jointly and severally) covenants with ...

We’re a newly established RTM and have just had the first LPE1 form through re sale of one of the flats. In regards to costs pertaining to Notice of Assignment and Deed of Covenant, should we ask those questions of
the Landlord or should we pass that ...

I am gifting equity worth £300k to my son purchasing my property worth £700k. I will receive £400k on completion, although I am being advised that I need to pay Capital Gains tax on full Market value. My solicitor and my sons solicitors are arguing reg...

If a solicitor accepts funds two hours later than the contractual completion time, confirms completion, and then uses those funds to complete their onward matter, are they then able to serve Notice to Complete AFTER this point, due to them being served no...

we converted our garage to a 4th bedroom with complete building regs certificate a few years ago, we are now wanting to move to a bungalow but wee come across an issue that its registered as a 3 bedroom an not a 4 bedroom. where would it be registered as...

Hello, I am currently part exchanging a property to a new build developer, my current property solicitors file does not contain a section 104 despite us furnishing water utility bills to the buyers solicitors, they are pointing out we need a copy of the 1...

I own 1/6th of my mom's home in Trinidad. The cost of the house is £150000, would I be charged the higher rate of the stamp duty?...

When purchasing a property is the seller breaking the law by not divulging that there are 2 titles on it...

I am currently in the process of selling a property that has restrictions linked to the title. My solicitor is trying to have these removed but it is taking for ever to do this. Is it possible to complete the sale then have the buyer remove the restrictio...

I am about to pay off my Mums mortgage and she wants me to have her home, there will be no mortgage on it so how does she transfer the deeds to me .Her name and my deceased Dads name are currently on the deeds. ...

Hi I have a piece of land my ex has moved to southern Ireland and cannot be contacted also she has changed her name twice by deed poll but not on the land where do I stand ...

Your opinion will be valuable...

Hi I viewed a property yesterday, I believe it may be about to be repossessed by a bank. The owner had several companies which have become bankrupt and the home he is selling was the registered address. I do not want to proceed with my offer if there ar...

I am due any minute to exchange contracts but yesterday found an electrical fault in my conservatory, what should i do please?...

I paid a one-off £15 for a basic house sale contract and payment was taken again from my card the following month. I have written to you for a refund and have heard nothing back. This was not a monthly subscription but a one time one month access as desc...

Buying a house , conversion done more than 8 yrs ago , council permission was obtained but no consent from freeholder was obtained !!!! Do I need indemnity insurance to cover this ?? ...

I jointly own a property with my brother and we both have used it as our main residence for about 8 years. I have recently purchased a new home to use as my main residence and will be keeping/not selling the jointly owned home as this will be my brothers ...

We are in the process of buying a property which is in an area where fracking licences have been granted. Is it possible to take out indemnity insurance against loss of value arising due to future fracking operations....

Is it possible to use the deposit from.your sale property to put towards your purchase property of exchanging on the same day?...

I have Possessory Title on my property. Land registry have confirmed the registration was in 2003 and I have been the registered proprietor since 2008. I have managed to find the statutory declaration from the seller in 2008 (it was probate, so this was ...

My friend paid £60k towards a house (that was £160k) but didnt get registered on the deeds or do a deed of trust (as the friend is the other person's dad so thought that nothing terrible would ever happen he would just get £60k back on sale). The son ...

My wife and I own a leasehold property. We are just reviewing our Wills, so we want to confirm that we are Joint Tenants of the property, so that the whole property will belong to the survivor, if one of us dies. Where can we locate this information? (The...

What will I need to do?...

My estate agent's contract includes a clause requiring me to allow a lien on the title of the property with Land Registry to 'protect their fees'. Is this normal - or even legal?...

I am about to buy a property but have just been informed that there is a matrimonial home rights on the property and the seller can't trace or locate the person whose name is on the deeds. My solicitor has informed me that my mortgage lender will not proc...

Is it possible to give power of attorney to my brother who is in another country to sign for tittle deeds for a house I purchased?...

I own 50% of a right to buy property with my Father.
There is 2 and a half years till our joint mortgage is up and we own the property outright.
I want to take me name off of the deed and have it solely in my Dad's name however to avoid stamp duty on m...

I have 2 brick built/pitch tiled roof garages at side of my home with shared driveway, end garage belongs to middle house. Neighbour is offering to sell their garage for £10,000, would this add value to my home & do I need a conveyancing solicitor or can...

Son recently qualified commercial pilot, considerable debt incurred by myself raising training costs plus 100k. At 64 can mortgage be raised by son to purchase my house which I will still reside so has to clear all debt and return my personnel loan to him...

We are buying a property with a charges clause in the contract. The owner is in a home and the son initially had power of attorney, he has since died. The daughter has POA over all matters with regard to sale of property.

Within the contract there is a...

I am a director of an RTM Company and we have placed an agreed notice of the RTM Co's right to manage the land that is subject to the freehold, in the Proprietorship Register of the freeholders entry in the Land Register. The freeholder is now planning to...

Hi I wonder if you can help me please. I am buying a piece of land running at the back of my property of a neighbour to make my garden larger. Ten properties in total are buying portion of land its an old paddock. Well my question is my solicitor is been ...

Hi, I would like some advice regarding a Declaration of Trust document between the co-freeholders of a period conversion. I completed on the purchase of a flat in a 3-flat conversion of an Edwardian house last September. At the time of conveyancing proces...

If a property is sold to a property developer eg under part exchange, does the property developer have to register the sale with teh land registry or is there a way that they 'hold' the property in a similar way to how a car is when sold to a garage?...

Hello,

So I want to gift back a property that my sister previously gifted to me. I'm worried that I may be liable to capital gains tax. The property I want to gift back is not my main house and I have never lived in it. Is there a way to gift this back...

The property we are buying is an executor sale. Seller claiming no knowledge of property and given us no information on what we can expect to be left at the property. Is there a document that outlines what should or shouldn't be left, or should we be insi...

My cousin died intestate and his house was not transferred to him when his mother Died intestate in 2016. I can not locate deeds. I have the original signed and executed assent dated 1979 transferring property from his grandmother to his parents who both ...

I am the ‘buyer’, is exchange of contracts dependent on a TR1 form completion or can the TR1 form be sent after exchange of contracts but before completion ?...

Hi,
My Brother and I recently inherited a house as executors of the Will. My brother wants to keep it and rent it, but I want to sell it. We have agreed that he will “buy me out.” The house is valued at £200,000 and I have agreed to sell my half at ...

I require the wording in the Contract for the sellers who are the 2 people who have been appointed as Deputies...

In auction property the seller has put special condition that buyer is to cover legal fees etc. for the amount of 2.5% or 4500Gbp.
Do I still have to pay the same legal fees on completion to be done again by my solicitor or can i use information from the...

I bought a property from someone I trusted but has not completed TR1 and has now disappeared. I’ve lived in the property for approximately 22years and last August 2018 the owner of the property advised me that he was being made bankrupt and unless he pr...

Both my grandparents have now passed away and originally purchased land to build on, now we are looking to sell property and land but value is lower than expected becuase of ag ties, How can this be removed....

I am looking to go to auction next week. I am reading the legal pack. Please could you advise what this means? Restriction on assignment and subsale. This agreement is personal to the buyer and is not capable of being assigned charged or mortgaged? Many t...

I currently own a single property which is my main residence, valued at approximately £75,000. My partner and I plan to buy a new house and I am considering keeping my current home and converting it into a holiday let. If I add my partner to the deeds ...

Hope to get some advice. I would like to purchase a home for my parents (in process of applying for a mortgage). Plan is: mortgage will be under my name but title deeds will be under my mum's name and mine. I already have a mortgage for my own property...

My girlfriend lives in my property with me but I am sole owner. Will she be liable for the higher rate stamp duty if she solely buys a property to let out?...

How do I get my deposit monies back ...

Hi. I intend to purchase a garage assigned to an apartment in a small residential development. I already own a flat and a garage in the same development so would part-exchange if all flats must also have a garage (would this be in the lease?). The vendor ...

What format does it take?...

Basically I reserved a new build house but due to the valuation being undervalued I had to go to another lender and the 6 weeks deadline for the exchange passed. Right now my solicitor is waiting on answers to her enquiries (which are still pending after ...

Scenario :
Property 1 sections off part of its garden and builds Property 2 and creates a separate title for Property 2. 14 months after purchasing Property 2 the owner wants to sell Property 2 but a problem surfaces regarding a right of way on Property...

a...

Our developer is waiting for a new easement and says he is willing for us to hold back some of the purchase price until it arrives. How much should we retain?...

My exhusband put a restriction (to which I agreed at the time) on the flat that I bought in my name after the divorce that I can't sell the flat until 2024 (when our son is 18), where can I check if it means that I can sell the flat in 2024? I'd like to k...

My sister and I are selling the family house, do we have to have same solicitor or can we use separate companies...

We are looking at a house swap with a friend of ours. Our house is valued at 330k my friends property is valued at 300k. We have agreed the we will receive a 30k payment as part of the exchange. We have an outstanding mortgage of 23k, my question is can t...

So I'm trying to move house but the small size of our outside space is proving to be a reason why people aren't putting in any offers. As we are at the end of a public alleyway which only has access at the other end of the street, we are looking to see if...

I have a problem selling my leasehold flat as there is a restriction stating I must obtain written consent from the freeholder. Unfortunately the freeholders name does not appear on this restriction as his name was not transferred when he bought the freeh...

Does parking restrictions/leave free for emergency vehicles etc documented on a sellers property information pack form part of the buyers contract. Is this sort of restriction documented elsewhere ? for example should it appear as an amendment on the titl...

Me and my mum are considering buying a property together as tenants in common. She has a property to sell and so has a solicitor lined up to use. Do I need my own solicitor or am I covered under my mums?...

Please can anyone advise? We recently went to buy an house and at the 9th hour the vendor has provided a report showing the extent of the remedial work needed in a property less than 3 metres away. We have asked for this information on endless ocassions...

I looking to get a mortgage on a new build apartment, however I'm clueless on how to progress. I want to know how to best approach the purchase of a resale contract for a new build? ...

My father owns 50% of his house. My brother and I own 25% each. I have POA can we buy his share cheaply...

My mother passed away last February and she left me in her will her share from 2 properties. a 25% of our family home, where my father currently lives and a 30% share of my parents summer home. I read that if I own a property or a share of a property even...

I purchased a Leasehold Information Pack 12 months ago. The sale fell through. I am now required to buy another Information Pack, for the same price, even when only one or two documents need updating. Why cannot I obtain just the updated documents at a ...

wen I bought my home I put daughters name on to get morgadge now I am selling will ther b any problems for her she has never lived in it...

I am hoping you could categorically clarify part of the selling/buying process, as this being my first time selling and buying at the same time, I am confused/concerned as to what is required in reality.

To clarify, we have about £21k in equity on our...

Is there a legal requirement for the length of time that a lawyer must keep a completion statement? I'm trying to track down one which seems to have 'gone missing' despite the sale being less than 5 years ago....

what additonal enquiries to raise
with the sellers solicitors...

I am being taken to court for fees (solicitors/searches)compensation by a prospective buyer for failing (not by any intention) to mention a neighbours planning permission for house extension during the viewing/offer process and not disclosing it until com...

If a person has bought a house,say for £300,000,paying £5000 SDLT on purchase for a leasehold property.Then,after 2 years goes through the freehold purchase process of said property's leasehold costing £3000 in related fees.Let us say the property was ...

The vendor has suggested as we were concerned the house we are buying needs a little cosmetic work done, hes so keen not to lose us as buyers (i know the man on a professional basis & hes going through an expensive divorce, so we are aware of his situatio...

I purchased a house within a new development. on the TP1 form, the drawing of the land and building include a garden shed, which does not currently exist. can i make the developer put a garden shed in due to the fact that they put in on the drawing when s...

Hi,

I am purchasing a house which is currently leasehold, but is “freehold on completion” as the vendors are using the money from the sale to purchase the freehold. My question is based around whether my solicitor should be processing my conveyanci...

I live in Northern Ireland, just incase that makes any difference to the procedure we have to follow....

I am selling a 3 bedroom victorian terrace and the sellers solicitor has stated the following, We note there is a loft conversion to form an attic bedroom. Please specifically confirm when this was carried out, and provide a copy of the Building Regulatio...

Getting towards the end of a complex leasehold flat sale. Freeholder has filled in the LPE1 form and has confirmed that ground rent and service charge is up to date.

Buyers solicitor has come back with queries. and wants to see statements to show that...

My 85 year old uncle would like to buy his rented council house property that he has lived in for 50 years under the right to buy scheme. He does not have the funds to do this but would like me to benefit by providing him with the funds (which is not agai...

My 85 year old uncle would like to buy his rented council house property that he has lived in for 50 years under the right to buy scheme. He does not have the funds to do this but would like me to benefit by providing him with the funds (which is not agai...

The property in question is currently owned by my Pension (SIPP), The trusts are currently 50/50, however i am releasing some cash from this, and in doing so the ownership will change to 70/30 with a payout of £50K. Do we need to submit a Stamp Duty Form...

I'm in the process of buying the house next door iv just heard that the neighbour behind as put a block on the property to stop the sale it DOESN'T belong to here
...

Hello
We’re very far into the process of buying a house, searches back, queries raised and mostly answered etc, but another house that we lost out on originally has now become available again. My question is, if you pull out of buying a house when you�...

I am being ask to pay indemnity insurance ? I am selling my house , this was not found on me buying house ...

Hi

I’m in the process of selling my property and the contract has been sent to the buyers solicitors but I have noticed my middle name is spelt incorrectly by one letter and this is also the same mistake on the official copy of register title. I didn...

Hi

I’m in the process of selling my property and the contract has been sent to the buyers solicitors but I have noticed my middle name is spelt incorrectly by one letter and this is also the same mistake on the official copy of register title. I didn...

How would I add a clause to a property sale agreement, where the property is being sold on preferential terms, to add an additional payment if the property is resold or let with (say) five or ten years?...

I have exchange contracts and will be completing in four weeks, however since exchange we have a bust water pipe in the back garden. Having had yorkshire water out they have said that it is a shared water pipe and even though they will repair it is classe...

would I be notified by Land Registry if my husband registered an interest in my flat to avoid me selling it...

please confirm that your company will not automatically withdraw money from my credit card after expiry of my one month membership....

We want to buy a flat but the Deeds have been lost. Should we go ahead, or not?...

Am I responsible for unpaid service charges of a previous owner ? The apartment was bought from an administrator. ...

We are buying a house for £424,999. It is a leasehold property with a fixed yearly rent of £200 for a 250 year lease term. How much stamp duty would we pay?...

We are considering a pre-auction bid but before i talk to a solicitor i saw in the legal pack there is a clause in the Sale Contract:

"Restriction on assignment and sub-sale:
The contract for sale is personal to the buyer and is not capable of being ...

I sold my house in 2015. The buyer is now selling and has discovered I still own the piece of land at the front of the property. Where do I stand with this??...

I was looking at your information on stamp duty (as below). Can I ask on resale of a shared ownership property, what is the new buyer's liability to stamp duty if the original owner had chosen to pay stamp duty in stages (stair casing)? Can the new buyer ...

I'm am buying a freehold property with cash. The solicitor I have retained is asking full disclosure of the source of the funds I am using to purchase. Is this a requirement? ...

As per question title ...

Can you please let me have your thoughts on the following:

Mrs G & Mr A are purchasing a property together; they are not married (does being married have any significance) before the exchange of contracts on this property.

Mrs G & Mr A each own a ...

I don’t have building regulation approval however registered person has done the solar fitting on roof can I able to sale house without it...

I was told by the developer building my new premises I had to exchange yesterday or they were pulling contracts. The whole chain exchanged but when I went to exchange with the developer their solicitor was not ready as they had let the Authority to Exchan...

I bought a new house from Persimmon. The original date of completion was March 2018 but it was delayed month by month. Verbally they said they are targeting end of June for completion and have booked home demo on 22 June. They are releasing a notice today...

will I need to prove where the £7000 lifetime gift to my granddaughter came from...

I am a UK national living abroad for over 15 years. I rented before leaving the UK and am renting abroad so do not own a "main residence" at all.
However I do have a 50% share on a couple of buy to let properties, which were all less tjan £80k purchase...

Does an estate agent have to state whether a property is tenanted when advertising for sale?...

My solicitor has just received our mortgage offer however she has said she can't act for the lender as they always use their own solicitor. she says it will add lots of extra time and paperwork to the case and will delay our completion date by a long way....

I was given an entry date of June 1st and told to have all funds available by May 31st, which I duly transferred on May 22nd. Now the Senior Legal Executive working on my conveyancing has told me (with 48 hours' notice) that this entry date looks unlikely...

HI, there is a plot of land behind my property (any a number of other properties) that the council own and they believe they can sell for development. I put together a case stipulating that due to legislation the purposed houses are too close to my house....

I am trying to sell a 1 bed flat. I have had 2 buyers in 6 months. The first one fell through as the surveyor claimed the flat was worth zero as the block (12 flats over 3 floors) was fully tenanted . This was via natwest. The 2nd buyer went with nationwi...

Is it a requirement for the seller to have their solicitor undertak a leasehold investigation for the property. I would have thought this to be the purchasers responsibility....

My solicitor has previously quoted me a price for my house purchase but keeps adding charges ...

I am currently living in a rented property which is my main residence, if I were to stay in rented and purchase a buy to let flat would I be liable to pay stamp duty?...

In the clause below taken from the TP1 are you able to advise please what the Perpetuity Period (defined as 80 years 14 years ago) actually mean.

Does it mean that we can use the roads for the next 66 years providing we contribute? Or does it mean that...

Hi - I bought a flat in my sole name in 2002 and have since married. I am now in the process of selling the property and would like to apply a declaration of trust in the order of 50/50 with my wife ahead of exchange contracts and completion such that we ...

Seller has demanded we put asking price in his solicitors Client Account........ Is this acceptable......???...

How do I go about removing a convent from my deeds...

Hi there we are currently in the process of buying a house and have instructed the solicitors to go ahead with searches etc my solicitor has contacted
Me today with concerns regarding the liability of the property when the contract has been signed before...

We have received an unsolicited offer for some land we own and are happy with the offer price as fair. Who normally pays the contract / agreement legal costs? The buyer or the seller? and what is a reasonable cost for a sale of around £700k. A fixed cost...

if i know that building regs on a conservatory built in 1996 do i need a indemnity policy to sell as have a ref no: and that permission was granted but dont have a certificate from previous owner who built it but on my searches when i bought property it s...

I’m currently in rented accommodation though I have a buy to let property with a long term tenant in. My husband and I are looking to purchase a home for us to live in but have been told we will have to pay increased rate. However our existing property ...

Hi there,

I am buying a freehold property in redbridge borough of london it's a three bed free hold house. But in once of the answer to the question below

Are there any other rights or arrangements affecting the property ?

The answers as below
...

Purchased a flat 06.04.18. Vendor declared on ta6 heating as working 27.10.17 property been empty. But boiler needs replacing what do l need to do....

I have been asked to donate about half an acre of Common Land to a charity (consideration is a peppercorn)so that they can extend their carpark.I expected to have a straight purchase of the land Deed but they are saying a TR1 Deed of Transfer must be used...

I am buying a leasehold flat and a share in the company that owns the freehold. How should this be described in the contract of sale? ...

My main residence is rented but a few years ago my mum gave my siblings and I a house, which we are doing up before a possible future sale. I have not lived in the house at any point since my name was added to the deeds but did live there many years ago. ...

Hi
Hoping someone might be able to provide some advice. Part of our property (freehold) was sold off many years ago - a room at the front and a garage at the back - and the TR1 mentions no buildings or services and mentions permissions for boundaries etc...

Title deeds show a provision for a management company and a charge for upkeep of communal land but developers were dissolved before company was formed. This eas on a new estate 30 years ago. All the properties are freehold. No one paid any charges but con...

We live next door to a small housing estate. When the estate was built, some small patches of grass were left for aesthetic reasons. They are not heavily used. 20 years has now passed since the development was built , and the developer is selling on the s...

Will my conveyancer settle any payments for tax due on completion or is it my responsibility after I have sold ...

Is a Absence of Easement Indemnity Insurance a legal requirement when selling a house If you don’t agree with the reason why its been ask for...

Minor underpinning to front corner of house 27 years ago should I declare this?...

TA6 or AP1 for boundary?
For sale of house...

Hi,

me and my husband remortgaged our residential property recently taking out some additional borrowing.

The further advance was transferred to our joint account upon completion of the remortgage as we own the residential property jointly.

Now I...

Land registry has provided me with a title number and owner name for a property i am looking at, but my estate agent tells me that the seller has only got a possessary title, what are my rights if i purchase?...

I have an LPA for my parents to buy a house for them as they are abroad. Do the conveyancers still need their IDs to be certified if I have that LPA?...

Joint freeholder refusing to sign LPE1 form until we sign the loft space over to him for free! We have agreed to do it but we want at least 5k which we have been advised is very reasonable. The sale is close to falling through because of the long delay. I...

We are looking to buy a new freehold property on a managed estate. We are worried about the current trend of "fleecehold" properties and do not wish to be extorted by the estate management company when they take over. Would we be allowed to ad or remove c...

Thank you...

I am looking to sell my property, the pack which came with the property at sale including deeds and lease are damaged beyond use. Do I need to obtain new documents from land registry or would this be done as part of conveyencing process?...

I paid for an indemnity policy when I bought a listed building, but have no paperwork - what should i do...

I would like to purchase an auction property and reading a legal pack i find this phrase "not to insist upon the Seller being registered proprietor of the Seller’s Title prior to completion ". What does it mean? Thank you...

Hello,

I'm purchasing 60 % of a property, where 40 % is owned by the current tenant and 20 % will be purchased from the Housing Association.

Does this purchase require two transactions: Purchase of 40% and staircasing to 60% which both have to be re...

I have just lost the sale over the lpe1 form stating future works over the next 5 years will be £7,700. how can freeholder estimate these costs when block was not looked at at all.
My son also had a lpe1 firm when bbuying his flat which stated £6,600 ...

We are in the process of selling our house. In 2000 my husband installed an RSJ after making the living room larger, didnt realise we needed it approved. I need indemnity insurance to cover the lack of a certificate...

Dear Sir/Madam

I'm paying my sibling £220,000.00 (two hundred and twenty thousand pounds) for a transfer of equity so I can buy his share of our late mother's property. I think with that figure above I need to pay £8500.00 stamp duty is that correct ...

Is it possible to purchase a property in my company name and then to split the property by way of a deed of partition into the company name of one part and into a director of the company's individual name of the other?...

I am currently purchasing a property and on the formal paperwork the seller has claimed that the property is unoccupied, however we have proof that the sellers brother is living there which has now caused our exchange date to be delayed.

is this legal?...

I wish to buy my first property in the UK but own one abroad (jointly with my husband 50%/50%) - we moved here 3 years ago and have been in rented accommodation ever since. The 50% share in the property abroad is worth less than £40,000. Do I need to pay...

We put our house up for sale in Jan 2015 with a fixed £800 fee company, our intention was to downsize as we were due to retire, our daughter and granddaughter had to come back home in March 2015 to live due to a domestic situation, we now needed to with ...

I have recently sold a leasehold flat and the buyer's solicitor requested a retention of £500 to be held for 12 months on the basis that there may be a deficit in the service charge accounts relating to my period of ownership. I agreed to this on the bas...

It is usually a standard condition in a contract that the seller is required to notify the buyer of any change of circumstances or information in respect of the property that they become aware of up until the date of completion, even where the contract ha...

Hi guys

Its 4.30am here and cant sleep...
We are so close to exchange its unreal.
But a hiccup appeared yesterday we were not expecting...

Apparently there is a restriction on the property with a finance company....
Now our soictor said that she ...

I am thinking about selling my property but several times reported disputes with a neighbour to the council last year.
How disclosing this can affect my sale and what exactly to disclose and in which terms in order to avoid legal action from new owners w...

Hi, We are buying a property that has an annexe. The annexe is self contained, with a separate accesses. Electricity, Gas and Water is ahead with the.main property. Current owners had rented out the annexe and the annexe is separately registered in the ci...

Background info: 1 house is split into 2 horizontally, so bottom 2 floors is mine and the top 2 floors belongs to someone else. lease left is 200 years. the freeholder is a small company.

so if i was to sell my flat, what happens if the freeholder is b...

I have signed a few days ago a TR1 form which I now regret and would like reversed. When does the transfer become legally binding. Is there a cooling off period. Is it binding if it has not yet been recorded at the Land Registry?...

Hi there, our property which is in the process of being sold at the moment is one of three freeholds and to access the any of the three houses you have to drive over a communal area which is owned and maintained by a management company which we own a thi...

hi there

Your links to unregistered freehold contract and unregistered leasehold contract do not work, please may you look into this?

Many thanks! :)...

We are looking to buy the leasehold on our house how do I find the value...

My wife and I are separating. She is buying me out of the property which we own 50/50. Our current mortgage is £180,000 and she buying me out for £92,000. This is made up of £30,000 by way of re-mortgage and the rest from an inheritance. We don't have ...

I want to buy a house that has a large tree close to the building.There is no tpo on it but if one was imposed on it I would not buy. Should I make the contract conditional?...

At what stage in the conveyancing process does one take a ten percent deposit. After searches and enquiries have been satisfied?...

When completion has taken place and the buyer given the keys to the property, what is the timescale for the seller to receive their money if they are not purchasing a property themselves....

Do I need a Solicitior in order to buy a house ...

We have a restrictive covenant in our deeds. We knew nothing of this. It says we are not allowed to change the appearance of the property. We have had replacement windows and the buyer solicitor is saying that thisis a breach of that covenant. The deed is...

The vendor has a leasehold with 15yrs left on it and the Freehold is held by HSBC. The vendor says the leasehold will be cancelled on completion and I would get the Full Freehold. Says it is an Islamic Mortgage. Is this correct? ...

I received a letter at my house addressed to the previous owner but I noticed it related to the property so I did open it. It was the bill for the ground rent which was nominal but late payment fees had been added with a threat of legal action for non pa...

selling my house with internal non load bearing wall removed between what was once kitchen and separate dining room in 2003 non listed house solicitors want planning permission, but none was got at the time, what can i do? ...

we have just received a letter from our solicitor telling us that the lady we bought our house from still has a current mortgage on our property even though she said it was mortgage free, she is living in an old persons home now and the money we paid her ...

We own a share of freehold flat in a two flat building and the other owner now wants to sell his share of freehold flat. We have appointed a solicitor to represent us and informed the solicitor that the seller must pay for all our legal, and associated, c...

I have been offered £85000 for my 75%shared ownership my buyer has been approved by the housing association now they have instructed a valuation survey .what will happen if it's a lesser value than my selling price will I lose the sale...

This issue is holding up our sale which was due to exchange and complete next week....

My chain of 3 had a failed Exchange of contracts, would we all need to supply our conveyancing solicitors AGAIN with authority to proceed for another attempt on the next working day (i.e Monday following a failed attempt on the previous Friday. The Failur...

Linked Exchange of Contracts. Who coordinates the various coneyancing solicitors? I am in a chain of 3. We have a buyer, We have a sale agreed with a vendor who is not purchasing another property....

We are looking to buy 3 fully furnished holiday flats as a business (no residential permission) - we are also looking to buy an additional house for us to live in - would the additional house be liable to the additional 3% Stamp Duty Levey?...

I have inherited a 50% share in a property with someone I do not trust. We are also the executors. When funds from the sale are released, can they be divided and sent to the respective individual bank accounts rather than an executor account? Thanks....

On a Fifth Edition Contract, when asked to sign (Seller), is it usual for Completion Date, Deposit, Contents Price, Balance - to be blank...

Hi
We got all the money for the purchase but bit short of SDLT as of now. We will have all the money within next two weeks.

Can we still exchange the contract and complete the sale two weeks later?

Thanks in advance.

Akash
...

part exchange...

building control certificate issued at the time covered other internal alterations does that matter for a mortgage company if I try and sell the property in the future ...

I've been trying to sell my mother's maisonette for over a year. It has 999 year lease and despite indemnities slapped on it to appease buyer solicitors they still insist it isn't fit for purpose and a lender won't lend against it. I'm that fed up I'm thi...

My neighbour has a small amount of japanese knotweed on his property; do I need to disclose when selling my house?...

I inherited my father's half of my parents house last year. My mother is now downsizing and the sale of the house will be used to by a flat (my half of the house will be used to purchase the flat too). O already own a home and understand that I will have ...

My ex-husband bought the matrimonial home in 2003 in his sole name with sole mortgage (our previous property in my sole maiden name hadn't reached completion after sale yet). He left the matrimonial home in 2006 after not paying the mortgage for the previ...

Can I transfer the equity if a flat that I joint own with my girlfriend (there's no mortgage) & then buy a house in my name outright?...

Hi,

I have own a existing property on a buy to let mortgage, my partner is in the armed UK forces so we are currently living/renting army quarters/housing which is our main residence due to his posting.
We are considering buying a property together bu...

Hi, today I instructed a conveyancer and paid a £600 deposit. I have since read the reviews of the firm and they are terrible. Can I cancel and get a refund?...

Hi,

My wife owns a property in her sole name which has been rented out on a residential mortgage (with consent to lease) since 2013. This property is worth £60,000.

I am purchasing a property in my sole name for us to living as our main, and only ...

We want to buy my sisters house she does not live in it my parents do (free of charge no rent is paid) she lives in Australia, but due to my mother falling ill and needing 24 hour care my sister has offered to sell me the house so I can move in to look af...

We were purchasing a new build and selling our current home and last Tuesday (27th June) found out that the builders wanted to exhange of contracts on the Friday (30th June)as this was their year end and our new property was included on their figures. We ...

A simple contract for myself and a neighbour to buy/sell a small part of a new . I.e. Transfer of land for a small fee (£500.00)...

A parent and a child purchase a house as tenants in common. Parent owns 60% of the house and it is their 2nd property. The child owns 40% of the house and this is their 1st property where they will reside. how stamp duty is to be paid? Will each owner wil...

I am selling a freehold registered title to purchasers with nothing to sell and I am not buying another property. The solicitor acting for the buyers has stated that "if you are not appointing a solicitor to deal with the sale of your property we can onl...

The council bought land in 1972.. build on it.. sold a house in 1992 to the teenants. we purchased in 2007 and although noted was not asked to pay an Indemnity. We are now selling and have been asked to pay?...

a developed has approached our residential development offering to buy the site so he can re-develop it. 7 of the 8 property-owners who jointly own the site would like to sell but one party are adamant that they do not want to. where do we stand - can on...

When we will sale property, how to calculate apportionment, service charge. Who pay service charge and how long does he/she pay for that? ...

We currently own a London flat. We are looking to buy a second home outside of London and then let out our flat. We will be taking our a new residential mortgage for the new purchase and request a tenancy request from our current mortgage lender for our e...

Bought a flat 10 years ago with a friend. I put in £8000 deposit and she put in £4000 deposit. At the time of buying we agreed that when we sold we would take back our original desopits each and split any profit 50/50.
We are now selling the flat. We a...

We exchanged a 10% deposit and contracts in November 2016. As of April 1st 2017 the apartment was still not ready, our solicitors advised us that we could pull out at this stage and recover our deposit as the seller did not complete by the 1st April deadl...

I am about to purchase a property and have been asked to sign
Power Of Attorney form, is it normal to have 17 attorneys names on form? Thank you.
...

I'm selling a flat to my son and his girlfriend - they live there already. Do I need an Energy certificate and how do I arrange one?...

would just like to understand why we have been waiting 5 weeks for a leasepack when we are also getting a share of the freehold with the flat?...

Hi

I'm selling my mum's maisonette in Liverpool, a deceased property to settle an estate. Because of problems with the first lot of time-wasters and their idiot solicitor wanting the lease rewording, we now have cash buyers whose solicitor is griping t...

I obtained probate to deal with my late father's finances including the sale of his house. I engaged a solicitor for the conveyancing at a fixed quote and completed all the required paperwork. They have just emailed me adding another £200 + VAT because I...

My Brother and I are joint Executors of our Mothers home. I have obtained Grant of Probate. He wants to purchase my share and I understand we need a Deed of Assent. Then we can sell jointly to him (or possibly his partner). Is this the best/only way to ...

Hi There

I am selling a property which have a unilateral notice which expired in June 2016.

It is still on the register - does this normally get removed after it expired ?

The solicitors seem the need to investigate the notice even thought it ex...

I am the owner of a house which I am currently selling but my ex wife is refusing to sign the form sent out by my solicitor to take her interest off the property?...

My parents are in the process of selling, however there is a third party on the land registry who wants £4000 to have his name removed? My mother accepted to go as guarantor for my sister, when she was renting but he is not owed a penny which we have pr...

It has come to my attention that my freehold property has two registered titles. When I purchased the property the seller only signed one transfer deed. Should my solicitor have known there were two?...

My mum and dad have been separated for three years. She is the sole owner on the deed although there is a joint mortgage and joint second charge on the home. Before separation, my mum obtained an occupation order and an anti molestation order for her and ...

do I have to agree to the leasehold covenants if I am buying the freehold on a leasehold development?...

Hello,
Our co freeholder made us a low offer when we wanted to sell our flat. We refused it and went for a better one. He now refuses to sign the Tr1.
Nothing in the lease gives him a right to obstruct the sale. I think I can ask to the court to sign ...

I am selling my leasehold flat. The coloured plan which purchasers solicitor requires is missing. I am told I will have to get an Indemnity Policy.How much will this cost Property sold for £265,000...

WE ARE THE PURCHASERS AND IT IS A PROBATE SALE - WE DON'T WANT TO BE LANDED WITH A CHARGING ORDER FOR CARE HOME FEES WHEN WE'VE BOUGHT IT...

i would like to own the freehold to my property which is part of a listed building...

Hello,
I'm looking to purchase some land. What types of searches should I be expecting to be carried out by the Solicitor?
Gas pipes, drains, covenants, etc. There seems to be variety of opinion of the types of searches that may be carried out.
Many th...

I currently owe 32000 on my house we are in. It is in my sole name and would like to transfer half the equity to my partner, it is valued at 72000, so we would both own less than 40k. We have seen a house for 85k we want to move into as main residence, an...

Good Morning,

I would like to consider starting a help to buy ISA and I am slightly confused regarding the eligibility, given the fact that I will be a first time buyer but I would like to apply for a mortgage together with my partner which is already ...

I am near to exchange of contracts on the sale of my leasehold property. The freeholder is refusing to sign the LPE1, as he has now decided that he might want to employ a managing agent.
This will cause me to lose my buyer. This is the second time this h...

If I am buying a leasehold title, do I need to request the deeds etc refrrred to in the superior titles and Freehold title? If not why not? Please assist....

We are in the process of buying a property which has a paved driveway and drop kerb installed. It turns out the drop kerb has permission from the highway authority but the not all of the drop kerb is adopted highway. The land is owned by the local plannin...

Hi, Is there any legal help for a buyer where the seller is refusing to sign in/delaying the signing in. It has been more than five moths since we went sale agreed. next months my mortgage approval will expire, house price has gone up. I dont know what t...

Is there any policy you can purchase to allow the sale of the house to go through?...

HELLO,

WE ARE LOOKING TO BUY A PROPERTY IN LEICESTER AS OUR HOME. WE ARE IN LOVE WITH THIS PROPERTY AND IT TICKS ALL THE BOXES FOR US. HOWEVER, A RECENT SEARCH ENQUIRY MADE BY OUR SOLICITORS MADE US AWARE THAT THE LAND AT THE REAR OF THIS PROPERTY IS O...

Will stamp duty surcharge apply on new home if property owners (joint owners) transfer current property to limited company and buy a new home. Both property owners are directors in the limited company (SPV incorporated to invest in property).

Also,...

Hi,

If we are purchasing the leasehold title and there are various deeds referred to in the freehold title.

Do we need the documents referred to in the freehold title and if the seller does not provide them what can we argue as we arent buying the f...

Hi, I am dealing with a matter where the the deceased has left his property to his executors and he wants his partner to have the right to remain in the property for life and after her death he wants the property to go according to his will which will be ...

My brother has lived in the 3 bed semi for 12 years , no rent . Where do we stand legally if we wish to sell this property?...

I have a new shared ownership lease - restricted to 55 years or over and staircase to 75% only. My question is - in the lease it states a re-sale fee of 2.5% due to the landlord. I thought most were 1% fees? is it legal to charge 2.5% and is there any ...

When we bought this property we paid the Solicitors to do a first registration. They charged us for this but did not carry this out. After a while we took out a 2nd charge loan against the property. Can a charge/2nd charge be registered against an unre...

a few years ago I bought a house, at the time the garage plot was included in the transfer however wasn't transferred to me by some sort of error. I have now been in contact with the owners who will transfer the land to us. as there will be no payment we ...

Hi, I carried out a land charges search for an unregistered property against the names of the previous owners. An entry against one of the companies was revealed; a d2 and d3 charge, i obtained a copy of the document referred therein and the document cont...

My property has sold stc. I alone am named on the deeds. There is a declaration of trust between myself and ex partner who, because of this, still resides at the property. She will not sign the contract (the bit where it says she gains nothing from the pr...

I'm considering purchasing the last 50% of my shared ownership property. Will I have to pay a solicitor again for all the same charges for searches etc., as I did when I originally bought the first 50%? Or is there a simplified purchase process because I ...

Hello, I am considering buying into my partners property. It is owned by 3 people and I would be buying out 2 so that I own half. Once a price is agreed what would my next step be. I would like a letter to hold this agreement due to some works needed o...

We are purchasing a property in joint names. One of them has now deceased. His name on the office copies is 'John' and on jis death certificate it is 'Joseph'. What will I need from the sellers solicitors?...

My daughter has a quarter share in a house she lets to her mother. If she buys her own house is she liable for the extra 3% stamp duty?...

We have flat that we were selling to the tenants with the expectation that they were getting a mortgage. Now we learn that they cannot get one - bad credit score and too old for a lengthy mortgage. They have a reasonable income and we trust them. They rea...

Hi, I am planning to sell my house which will have about 80k equity in it, I have 3 restrictions against my house that will all be under the value of the equity, will I have a problem selling it with this? How do I settle the debts against the equity? Who...

Hi, I'm selling my apartment by my self. I need a contract template to use before the convegancing part of the deal. Like a agreement to continue with the sale of the apartment. I don't live in the UK but own a appartment there. anything you guys can help...

We are selling a flat to the tenants who are friends. They had a few lean years and have a poor credit score and now are having problems getting a mortgage. Can we just set up a private terms (no deposit, term of five years, interest 2%) payment by instal...

Hi, our current main residence is the first floor of a period conversion. We are interested in buying our neighbour's ground floor flat and combining both flats into one. This is instead of selling the current flat and moving into a bigger new home. Would...

...

We have recently been at the bottom of a chain of buyers- we were told by the vendor at the top of the chain that he wanted to exchange within a week. Everyone in the chain got prepared to exchange to meet this deadline. The evening before the deadline we...

If we buy a house as equal shares tenants in common for £190000, will we have to pay stamp duty...

Dear sir or madam,

Please advise me as I have been representing myself in my house sale and purchase and carrying out all the pre-contract conveyancing successfully, dealing with the contract documents, enquiries, searches, etc.

However as we are n...

Dear sir or madam,

Please advise me as I have been representing myself in my house sale and purchase and carrying out all the pre-contract conveyancing successfully, dealing with the contract documents, enquiries, searches, etc.

However as we are n...

I plan to buy a house but the sellers have asked if they can continue to stay at the property (and pay rent) for a couple of months while some work is carried out at the house they are buying. I have no problem with this but it would mean the house would ...

My neighbour and I own garages at either end of a block of 4. We have used each other's garage unofficially for the last 20 years how easy would it be to make the swap legal...

Need advice.
I have an agreed restriction
On some else title deed.
What I need to now .
Can he sale is property,
With my restriction on is title deed ?
Restriction. 13.10.2015.
No disposition of the registered estate by the propriter of the registe...

Concerned that funds have been transferred incorrectly ...

We are buying a repossessed property with no title guarantee. How long before we can resell it with full title Guarantee? Thanks...

HI, I wanted to know about terms of exchange of contracts before completion for property purchase. Can I know if its a standard contract or terms of contract can be changed in agreemenet with Vendor & Seller. ...

Buying off the land on the leasehold to make it freehold. The transferor wants to put restriction of rights to build, right to air / water, cant rent a bedroom, cant change plants,they have access to the house with or without notice, if required in future...

Hi my brother and myself bought a building plot ,unfortunately my brother has had a mental breakdown legally were would I stand...

Hi. I'm a first time buyer in the process of buying a house built in 2002. A garage conversion to study was undertaken in 2005. Our solicitor has raised the concern that the Building Completion Certificate (for the entire house) is missing. Funnily enough...

I'd like to buy a flat which has a very short lease - 52years. The lease extension will cost 48k for this property. The seller would be happy to extend the lease but only if buyer pays for it. I have 50k saved to be used as a deposit, but if I use it to e...

I am selling my surgery with flat above that was originally a house and converted 20 years ago with correct approval but cant find the certificates for building regs...

Hi,my question is my house was built 8 feet from an abandoned untreated coal shaft would this affect the sale price in anyway. I paid £230000 cash for the property in 2007.Thank you Blair...

If I sell my property with a market value of £150,000 to my son for £100,000 how much stamp duty is payable ...

My former matrimonial home is subject to a high court order making me legal beneficiary of £1,000,000
I have registered rights on the land registry both matrimonial and the court order.
yet the lender claims they have a buyer who is happy to by the pro...

I own a property at present in sole name, my boyfriend is purchasing his own home in his sole name. Does he have to pay the extra dwelling supplement if I move into the property in the future or never ...

I would like to buy a property but the cavity wall insulation needs to be removed as it is timber framed and potential damage to the structure can not be serveyed until it is removed, Could I write up something to have an offer excepted on the basis that ...

Do you not have a better copy of the 5th edition that I can print off, the wonky PDF copy on your website looks remarkably unprofessional ...

I can only find the contract for registered land, surely this is not the correct one to use for the sale of a house...

I want to buy an SPIF pdf document. I'm happy to pay £4.99. Will I be able to print this form without paying any other fee, in particular a registration fee to Adobe Acrobat to allow printing pdf documents?...

Property Information Form, Freeholder owns the whole property consisting of 1st floor flat, ground floor flat and office. PIF for 1st floor flat says 1 parking space for parking details. Does this means the 1st floor flat lease should come with that parki...

Environmental search on a property I want to buy doesn't pass. Sellers have proposed to but indemnity insurance. I am concerned that when I want to sell, prospective buyers will have same issue and it may take longer for me to sell or i will have to sell ...

I am purchasing a garage freehold from a neighbour who has no mortgage on the property . I believe this is a suitable case for DIY conveyancing please advise...

Hi,
I hav e a query on the new stamp duty rules. I currently have a residential mortgage and 2 buy to lets all of which I have had for over 10 years. I am thinking of moving, thereby selling the house on residential mortgage and buying a new one. Does ha...

My girlfriend currently owns a 35% share of a property which we have been living in for the past 3 years, I am not currently on the mortgage. We are looking to purchase the rest of the property and take out a joint mortgage. I also own another property wh...

We are close to completion but the vendor will not let us check the gas system and there are broken gas appliances left there as rubbish and stated in the property info as "sold as seen"
What are my legal rights to this?...

Why is my solicitor asking for a fee on top of the Stamp Duty actual cost?...

We are in the process of buying a shared ownership new build, the solicitor has all our signed documents and is ready to exchange but is advising us not to as the housing association don't yet own the property. She is advising that we wait until ownership...

Hi there, I am currently in the process of buying a house and feel we are close to exchanging. However, I am now having a very bad time with my solicitors and feel they are the cause of undue delay. I am curious as to whether it is possible and indeed adv...

Hi there, I am currently in the process of buying a house and feel we are close to exchanging. However, I am now having a very bad time with my solicitors and feel they are the cause of undue delay. I am curious as to whether it is possible and indeed adv...

does one pay the solicitor after the sale of signing contracts...

A buyer made an offer on our property which we accepted via an estate agent. The estate agent was also providing their own solicitor to conduct the conveyancing. Ther was no chain with ourselves or purchaser. After more than 4 months the sale was aboeted ...

Dear sir/madam.
We have been looking to sell our house and everything was going well until yesterday when we was suddenly told the value of our house is no where near what we was originally told due to a 'flying freehold' (the bedroom is over the top of...

What is the procedure for buying a partial of adjoining property?
...

how do I drafta declarations by seller and purchaser...

Transfer of freehold deed. How do we make joint freeholder give Id to validate transfer deed?...

I want to buy six massionnets which are housing association property it's in two story building. Title deed suggests there is 8 massionnets in building and there is only one title deed for all the massionnets
My question is how to make all massionnets m...

As my offer is accepted, please someone advise....

property being sold by deceased executer...

What does the above mean when selling. House...

My mother in law mistakenly threw away the title deeds to the house when clearing out my late father in laws bureau. We have been given possessory Title even though they had lived at the same address for over 55 years! In order to sell the house without a...

Looking for a little advice. Selling a property and it appears that all parties appear to have lost an existing deed of covenant. Buyers is refusing to exchange without it. Have exhausted all avenues to try and obtain a copy is there any way out of this s...

will I be asked my insurance details when I sell my house...

I am planning on buying a house as a cash buyer. The house is £60,000.

The house will be in my name but some of the money will come from my girl friends account and my fathers account, me £15,000, girl friend £40,000 farther £5000.

All money is...

our sale was agreed 5 months ago and we still cant get a leasehold information pack from the freeholder to complete the sale and now our buyer is getting fed up and the vendor of our new place is threatening to pull out...

can an ex-pat UK citizen buy on a shared ownersip scheme?
...

Is it possible to get a single flood risk report prior to putting an offer in on a house? The house is in a previous flood area and although it was structurally rectified I am concerned with potential future risk. I would rather pay a one off fee now than...

If I am selling my main home and the sale falls through however my purchase still is going ahead am I liable to pay capital gains tax when I eventually do sell my main home. ...

what happens if a road is unadopted and we act for the seller as their solicitor...

I recently bought a freehold property. The vendor then accessed the property after the sale and created an access door on the inner wall for his tenants to access his next door property. He is refusing to close the access. My potential mortgage provider d...

Public sewer owned by Southern water under the wall or just next to wall of semidetached property- what are issues? DO i need to consider to pull out from the sale or any other things I need to inform solicitor to avoid problems later...

As a resident scheme manager am I obliged to request proof of the buyers funds for purchasing the property or is the role of the solicitor...

What is your view about the clause in 5th Edition of Standard Conditions of Sale which put the property at the risk of the buyer from exchange? Is it reasonable to ask for this to be deleted?
The context is a leasehold purchase. As the seller is under a ...

I am doing my own conveyancing and selling off part of my property, some arable land at the back of my house.
The electricity for my house runs through a cable which crosses through the south eastern part of the land I am selling.
I am considering what ...

I'm in the process of selling, my solicitor informs me a small part of my garden is unregistered, it's enclosed by a wall and is exactly how I purchased it 11 years ago; as did previous buyers without any garden issue.

I'm aware a possessory title can...

Must a conveyancing solicitor ensure that searches are up to date at the point of exchange/completion? We were not told of planning permission applied for by the ground floor leaseholders of our building, although it was applied for before we exchanged....

i recently sold a property for 140k with a 110k bridging loan on it , a redemption figure was obtained, and the sale went to completion , my solicitor retained £6k of the funds in case the buyers solicitors fail to release the charge from the land regist...

Hi, our chain has collapsed and we have been given the option to be bought our by barrat homes so our sale still goes ahead. Do you get less money by doing this?...

Does uncleared funds mean money there but not cleared or that the funds are not there?...

Hi I have just agreed a purchase price for a flat at £128K from my landlord, as it needs a lot of work inside and out, however Ive just had a homebuyers report done the valuation came in at £150k will my solicitor ask me to get indemnity insurance, or a...

I understand a buyer who pulls out after exchange of contracts gets heavily penalised, which is what I'm worried my buyer may do. But what happens with the house I'm purchasing? At the end of the day I'm also a buyer but if my sale falls through I won't b...

Hi i am in the process of getting divorced and we are selling the family home in order for us each to rebuy. Once we have an offer on the shared property and if i find a property first that I wish to buy, can I exchange contracts in order to secure the p...

I am with solicitor who is in Natwest panel, but now I am finding out that solicitor would like to charge me for representing NatWest. Why if she is in NatWest panel already? ...

I have been sent form TR1 for signing by my conveyancer for the sale of my property. I have been instructed to not ammend the form in anyway apart from signing. When I sign this form should the transferee field be blank? Feels a bit like signing a blank c...

You have a list of Transfer clauses at http://freeconveyancingadvice.co.uk/diy-conveyancing/transfer-clauses

We added one to a TP1 that gave the Transferor 8 weeks to erect a boundary fence around their property (adjoins ours) needless to say they hav...

Hi
I am currently in the process of purchasing my first home. However I am impacted by the new second homes SDLT and have to pay additional 3% for the following reason:

My dad bought a flat about years ago with his wife for about £120k Cash (there is n...

Hi
I am currently in the process of purchasing my first home. However I am impacted by the new second homes SDLT and have to pay additional 3% for the following reason:

My dad bought a flat about years ago with his wife for about £120k Cash (there is n...

We are buying a property and it is freehold. The garage attached is leasehold and will be leased by us. The garage is owned under a leaseholder interest as it is part of next doors structure. Under the terms of the lease, the landlord insures. We want ind...

we have the contract from the solicitor but no date for exchange of contract, but solicitor asked for building insurance, does this need to be signed up before exchange of contract...

What does the following mean: Condition: the condition that the Seller (1) obtains a grant of probate authorising the Seller to deal with the estate of ..... and (2) that the Seller registers a possessory title in the name of the Seller at Land Registry.
...

How do I get a petition for bankruptcy from the land register...

...

My mother owns 1 3rd of a flat, the other 2 3rds were owned by the building company that went bust, the receiver has a charge on the flat which is now being offered to me to buy. Am I buying the 2 remaining 3rds of the flat or just the debt?...

I'm thinking of selling my house and retaining half the garden to build a new house. I would like to understand the tax implications.

I've read extensively but can't find this exact situation. The garden I would keep is 1400 sq m so it is less than the 0...

My solicitor is insisting we both go in person even though we do not live locally to them...

...

Hi

Would appreciate if you would please advise:

Read information online about buying two houses at a time which would enable to reduce the sdlt. Apparently if you buy two properties of value
300k and 200k at the same time you would be paying a stamp d...

Do you need a consent to sell from your management company when selling a houe.

I have been asked for this from my buyers solicitor....

When can possessory title indemnity insurance be taken out and where can I get a quote...

i want to sell my house to my wife the value is 495k i am only on the mortgage and owe 240k can i sell at 250 and gift her the equity and she can take her own mortgage for 240k and save on stamp duty as she is not moving from the property ...

In 2013 my husband and I bought a house for cash. It was put inmy husbands name only for some reason. Now we want to buy another with a mortgage but my husband has the income, not me. Can we get the house we own put in my name and then avoid the 2nd home ...

Dear Sirs
I am a assignee and may I do who need to paid for the licence to assign fees? the Assignor or assignee please? thank you very much

Kind regards
Camille...

As seperated parents we are leaving flat for son to live in Title jointly in parents names. Two new properties being bought independently. Both < £100000. Do we each have to pay 3% additional LLTT on our new properties?...

I brought my property 13 years ago with a partner who left some 12 months later. I now want to sell as I'm moving overseas . The mortgage is still in join names but despite trying to explain, he is still on the mortgage but has never paid anything. I'm ju...

Is a standard contract for a property bought off plan considered to be an unconditional contract, or a conditional one dependent on the property eventually being built?...

I am looking to buy this house which was built in 1985. The survey has thrown up an active covenant on the land to say nothing is ever to be built on this land due to a sewer owned by the Ministry of Defense running beneath the property. Obviously the hou...

Hi,
Will I be able to buy the property in UK if UK leaves the EU. I am a Polish citizen and UK resident. In this scenario, will it be any transitional period after UK leaving the EU during which I will be able to buy a property still? What if I do not hav...

I am exploring the possibilities of exchanging properties with my mother and was wondering what I would need to take into consideration.

The reasoning

After the loss of my Father some four years ago, my Mother has lived in the property. It is now clea...

My purchaser's solicitor claims that he cannot contact me directly as I am not his client - he can only speak to another solicitor. Is this true? He also states that he cannot release funds directly to me. Can you comment on that please?...

Hi,my lawyers are holding up my house purchase saying an lpE1 doc for a leasehold garage sold with the property is required,while we are unable to get this done in time...is this document a show stopper pls advice...

We are thinking of buying a house with an annexe for my mother. She currently owns a house (no mortgage), would sell it and use £250000 as deposit for the new house and my husband and I would take out a mortgage for the rest (£450000). My mothers name w...

My parents bought a bungalow by the sea, very happy and one day whilst doing "their" garden the neighbour two doors up who owns the shared drive way that everyone has access over that it's his land not theirs. Since looking into it, it's not my parents la...

Hi, we have an overseas buyer for our house. We need to exchange by tomorrow or our purchase will fall through. Our buyer is in South Africa and has been told that he can't sent a scanned, witnessed pdf of the contract to his solicitor for exchange but th...

Example: DIY transfer of whole property for no value 31st March (Day before new 2nd homes tax change) Date entered in section 3 of TR1 (i.e Completion date) is 31st March but Land Registry has massive backlog (because everybody else is doing same) they do...

Do you have confirmed that you claimed on your building insurance on the TR6 Form?...

Vendor has deliberatlely given me the keys that don't fit, to a property that I have purchased.I can't gain access and they have been awkward throughout the transaction.it would appear now that they are avoiding me.what can I do besides get a locksmith..t...

My sister and I inherited my parents house, she transferred her share to her husband and he also bought my share, so he now owns the house, he now says I owe him half his conveyance fees etc, is this fair? ...

My upstairs neighbour is selling their flat and the buyers solicitors have requested me to send my passport through the post as proof of identification. Im sure that this is all legal but I'm not comfortable with it. Also should there be solicitors presen...

Your advice regarding feasibility of DIY conveyancing in sale of a leasehold flat is welcomed. The flat is 1 of 12 registered leasehold flats in the block and in which each the 12 owners have 1/12 of the freehold. The management company is made up of th...

I wish to sell two flats to my partner for 60K (30K each). We don’t require searches or anything else. Is it possible to transfer or change the name on the Land Register? if so how is it done?
Kind regards, David
...

I am buying a leasehold property that has a shared freehold. I do not require any searches.I have purchased the Leasehold Title Pack What other documents might I require? Kind regards, David...

when purchasing a free hold what should we look for in the conveyance and transfer filed?

Also the property has 2 leased registered on it...

when purchasing a free hold what should we look for in the conveyance and transfer filed?

Also the property has 2 leased registered on it...

when purchasing a free hold what should we look for in the conveyance and transfer filed?

Also the property has 2 leased registered on it...

Hi, Put bid on a £325000 house £10000 over asking price ,We got out bid by cash buyer £350000(no chain),so increased bid by another £10000 .to £360000.00..,no joy . they then phoned us telling us cash buyer was slow so we put in another bid £5000 m...

Hi. I am hoping to purchase a property that has a small piece (<5%) of the garden that is unregistered. The land has been enclosed for approximately 3 years. There are no services, or access points across the land. My conveyancer has said that we won't b...

My father died leaving everything to my mother. I am now helping her sell her house. My brother and I were executors for my fathers will . My parents were tenants in common in regard to their house. Do my brother and I have to sign the contract of transfe...

We are purchasing an ex council property with a small piece of land to the front garden with we understand still belongs to the council but the current owners believe that it belongs with the house as they have maintained it for 25yrs? Is this so....

After a court order myself and my ex-wife are selling the former family home do we need to get separate conveyancy lawyers or do we just get the one to act on our behalf together
Thi s may be difficult as my ex wife doesn't speak to me some advice pleas...

My brother's flat in scotland is due to be repossessed at the end of this month. Can I legally buy it from him for the outstanding balance due, which is 1/3 of the actual value? ...

My uncle has sold his flat to me which is based in Bedford and I am based in London. How can we complete this transaction if he lives in another country and has no intention of coming back.
This flat is only worth £90'000 and has an outstanding mortgage ...

Do I need my mortgage companies approval to sell my garage. It is not attached to the house, it is en bloc. My property is worth around £170,00 and I owe approx. £33,000. ...

What happens if bad weather prevents you moving out of your house on completion day.
For example snow prevents removal van accessing your property.
Would contract terms still apply?...

Hello. I understand that before making an offer to a seller, the estate agent requires proof of funds. We are being given the full amount for a flat by my mother-in-law, who is in America. Can the funds be transferred on the same day as the offer is ma...

Why does the lender have to be informed if I pay my daughters conveyancing fees delaying completion and we were not asked at any point who was paying them and they didnt complain when I paid the up front fees via the telephone....

After selling a house the purchaser intimated that some of the radiators had cold spots on them. This was intimated within 5 days of entry in line with Scottish Standard Clauses. The buyer then drained the system before my heating engineer could investiga...

Does this mean the buyer can not get a mortgage to purchase the property? The contract for sale is personal to the Buyer and is not capable of being assigned charged or mortgaged...

We have recently purchased a Right to Buy property from the local housing trust, and we have been informed by the solicitor that the sale went through last Spetemeber, however, the registration has not been completed with the Land Registy and they have se...

how long after completion have I got a comeback if any...

I want to buy a house with a 999 year lease. Land Registry does NOT have the lease on file. The Landlord (E&M, London) have a copy of the lease. Should I buy the house (without Land Registry having an acceptable copy)? I don't want an indemnity policy.
T...

Hi, I would like to gift half of my property to my wife. We will both continue to live in the property. There is no mortgage or other interest in the property. The gift will be entirely free. Can you help me do this?...

...

Currently selling a leasehold property solicitor now saying there is a problem with the "title" for the property ?...

We are buying a house and one of the owners is "missing". Their solictor was put down to sign on behalf of the missing person but then that solictor passed away. Do you know how long it takes to amend to another solicitor through the courts?...

We have been trying to sell our leasehold flat for 10 months but cannot complete due to the freeholder and their solicitor refusing to answer the seller's conveyancer's leasehold questions. Is there anything we can do or do we have an unsalable property?...

a strip of strip of land adjoining her property. Your client tells you
that she does not actually have any title deeds for this land. She has, however, had full and uninterrupted use of
the land for over forty years, and in fact fenced it off some twenty-...

The vendor of the house I am purchasing has inserted the wrong price on the contract. We have signed and exchanged..is the price legally binding on both parties or can the vendor break the contract and insist on the originally agreed price...

I have recently bought a house where the seller stated on the SPIF that no modifications had been made to the property, in particular none that had a need for planning consent within the last 10 years.

I had a homebuyers survey carried out

The survey di...

I have a mortgage on a flat, of which the building has a management company that I occasionally deal with and pay far too much money to. I am moving to a new house and my solicitors require a "management pack" from this company. The company say I need to ...

I am buying out my brothers 50% share of a previously rented property which is now vacant.I would like to live there with my daughter as my only home. Having agreed to pay current market price I am about to put my own home up for sale to fund the purch...

Hello why is there such a massive difference in value? Is this the land and buildings that cost £995 in 2014? Or just the lease?...

We are selling our mothers property. We have exchanged contracts but do not wish to complete. We have noticed that the detached garage in garden has not been included in the list of items. Would it be possible to void the contract as the garage has not be...

Please see title...

...

Hi, I recently have purchased a property at auction with a regulated tenant and have no information on them apart from what is provided on the rent register. This is the dilemma I am facing, as I am new to this it was my mistake in not asking to have the ...

We have purchased a hotel room with a Management Agreement giving us 10% return for 10 years. All the terms of the purchase were in a document called "Agreement for Lease" with the back page "The Schedule" giving the basic terms of the cost of the room e...

We offered on a property in August, about 3 weeks later the Vendors advised that a Septic tank was present. This was not flagged in any of the Sales information by the estate agent provided before or after the offer was made. By the time we were made aw...

Weare selling our house, the purchasers Solicitor has asked for a copy of the FENSA certificate for the DG fitted in 2008. Unfortunately, the installer was not FENSA registered. Will the indemnity policy cost much to cover this.?...

Is this going to be Free !...

I've had my offer accepted on a church which currently has planning for 15 apartments. However, I intend to buy it together with my parents, on a 60-40 split on cost, with a view to creating a very large house for me with a granny flat for the parents, a...

I have a legal pack on a property I would like to purchase at auction this Thursday. It is a leasehold studio flat. I have been asked to check there is no subsisting breach of covernant. I have read the title registers for leasehold and freehold but it ma...

Is it common to have a clause in the deed of covenant saying the free holder may give consideration to the leaseholder subletting? ...

I'm selling former marital home post divorce do we both need a conveyancing solicitor?...

We want to sell our property. And pay back our mortgage in full. But not the other restriction charging order on my boyfriends beneficial in the property. I understand that there is a law allowing us to do this made in 2002. If you believe you have a Char...

The original conveyance of our freehold house (1971) states the Purchasers or other trustees for the time being of this deed shall have full power until the expiration of eighty years to mortgage charge lease or otherwise dispose.... What happens after th...

I have Enduring Power of Attorney for both of my two elderly relatives. They own their house as Tenants in Common. They need to sell it. It's been suggested that another trustee might need to be appointed. Is that true? If yes, what organisations can prov...

My brother and I wish to buy our flat from my father. We both provided the deposit for the initial purchase, but as we were both self employed at the time we could not get a mortgage, whereas my father could. We now are employed and able to get a mortgage...

Hi, with a new build how long after the expected completion date is a long stop date...I'm being quoted 2 months is this too long?...

I wanted to find out who pays conveyancing charges,My mother in law is trying to sell her house and has been charged conveyancing charges 4 times. Each time buyers have made an offer but then pulled out at last minute and her solicitors have charged her f...

I am at a loss and don't know where to turn to for help....

I am in the middel of buying a flat and have foudn the builder has no got the right of deed from the council, this now means i have to wait for them to get it and my mortgage offer is due to expire soon, is this legal as i would not have prgressed if i kn...

What is limited title guarantee & what issues does it give rise to?...

We have made a purchase and have now found that an amendment we had made on the Agreement for Lease was not countersigned by the Seller but the sale still went through. We did not know this at the time of purchase but it came to light 2 years later when...

My Issue is with the conveyancing process my partner and I are going through. I don\'t know if you can help? Short story is we got to the point where our solicitor said we were ready to complete after all the enquiries she raised came back fine, then afte...

I am buying a house, no mortgage, i did not request searches, my solicitor states i need a 'no search indemnity policy' ...

Just moved in to find huge water supply problems. The pressure is abysmal because of problems with a shared supply. The solicitor did not pick this up and the vendor did not declare this on the PIF. Southeast water confirmed the vendor had contacted them ...

We were literally about to exchange yesterday when my solicitor received an e-mail from my neighbours solicitor requesting rhe ID1 froms back as he said my neighbours we're going to complete before us which is not true....

Hi there,
Is there any legal implications in buying a semi detached house which is free hold but the other semi is leasehold?
...

is a contract signed and dated by the purchaser at the same time or dated on exchange...

Hi There, I am currently selling my 40% share of a leasehold flat - a Housing Association owns the other 60%. The HA have nearly had the 8 weeks to find a buyer after which I am free to sell my share myself through an estate agent. I am struggling to unde...

My ex partners son is 17yrs old needs to sign sales contract. what will happen?...

Hello,
I am buying a New Built Flat and the seller's solicitor refuses to include in the sale contract and lease agreement any mention to size, specifications and furniture of the flat, which were presented to us in the marketing brochure (itself not ment...

We are buying a freehold property in a fairly new estate (6yrs old). The seller bought this property as soon as it was built. The seller has stated that there is no management company involved with that property and that she pays no maintenance as well as...

is the 10% of sale price deposit paid by the buyers on exchange given to the sellers or it held by their solicitor until completion?...

My LPA receiver sold one of my properties (without the power of sale I later found out but another story). There was an access passageway to the property and before the transfer, the main house was transferred to another title leaving me the owner of the ...

We are now remortgaging and the solicitor of the lender said that aside from the current lender from which we took out our mortgage. Does this mean we also owe money on the first registered charge? Even of we were never involved with it? Shouldn't it have...

Hi there,
I solely hold a 50% share of freehold of a 3 flat building, alongside one other (Mr B) who holds the other 50%. I am in the process of selling to a unmarried couple - Mr C and Ms D.
On the proposed TR1 form under section 5 the new names are Mr ...

I bought my mums house and at the same time she became the 99 year leaseholder. She has since died and I was the executor of her will and this was all sorted out a number of years ago. I spoke to my solicitor recently and he advises before I can sell the ...

Some of the pages of the title plan for the property we are buying have a bit of text missing, where pages have been seemingly cut off at the bottom. 3 clauses are therefore illegible. At first we thought this may just have been an error when the Land Reg...

I am buying a property and using a convenyancer that was recommended to us by the estate agent. We were sent a letter to say that they were also acting for the sellers, this was after we had signed all the instruction forms, paid the upfront fess and even...

i am a 50% shareholder in a limited company that owns a number of properties. I want to protect my interests by registering a charge or notice against the properties so that they cant be sold by the other 50% shareholder without my permission. is this pos...

The solicitor representing me didn't bring this to my attention whilst I was buying the flat - that the flats were so poorly managed, and I have had to spend a lot of money so far for essential safety (gas electric works) no safety checks undertaken for a...

Roughly how much would conveyancing costs be for a 5 acre piece of land costing between £25,000 and £30,000? How much roughly would a survey report of the land cost? Would there be any other costs?...

deed of covenant...

solicitor requires original signed copies of deed of covenant before exchange of contracts, is this correct ? I have faxed but they won't exchange until originals have been received...

I am buying a property and using a convenyancer that was recommended to us by the estate agent. We were sent a letter to say that they were also acting for the sellers, this was after we had signed all the instruction forms, paid the upfront fess and even...

Am i right in assuming that any service charge paid by the seller to a management company should be declared somewhere on the SPIF? If so, would it be on the "sharing with neighbours" section? Many thanks in advance...

We completed on our house a month ago and have received a letter from our buyers solicitor advising that there was a dispute with a tree at the property I have sold, and as such they have had to receive a quote to remove the tree. Now I have never had a d...

please confirm how i can change the house no on the contract before i legally complete on the purchase??...

I know that under the Building Act 1984 a Council is out of time to enforce Building Regulations after 1 year from the last inspection. However when are they time barred from taking out an enforcement action through the courts. I've read 4 years, 10 years...

Hi, I am purcahsing a freehold semi-detached house (5yrs old property) in a new estate. My convenyancer is charging me for a deed of convenant, restriction on land registry, notice of mortgage and notice of charge which all relates to management company. ...

We are buying a leasehold property. Our solicitor was very slow to raise enquiries on the draft contract and the seller's solicitor hasn't responded at all for over two weeks. Neither seems bothered about moving things on. Meanwhile the seller has prov...

We are due to exchange contracts on the sale of our house in the next two weeks . We submitted our sellers property information form about five weeks ago and everything was running along fine. Today we received a letter from the local council that a neigh...

Hi there I bought 40% of my flat 8 years ago through a 'Shared Ownership' scheme and am now looking to sell. My housing association has given me the option to sell my share or to sell 100% by completing simultaneous stair-casing. I am thinking if I do the...

My offer was accepted on a leasehold property. My solicitor has requested a leasehold pack from the seller's solicitors and is adamant the seller should pay. The seller has refused to pay for this pack and said we should contact the Management Company our...

If my driveway doesn't abut the highway and a ditch we drive over is common land what can I do?...

Selling my propoerty with a date of entry for the new buyers on 05/06/15. On that date, i was informed that i had to wait a week to collect my cheque for the sale. My mortgage redemption date was 05/06/15 however this was not settled by my solicitor until...

Good morning,

I have recently purchased a flat (leasehold) and I have used a local solicitor as a conveyance agent. Upon the completion I have received a copy of the lease which is signed by myself and the solicitors I have used, but not by the other sid...

I am purchasing a leasehold flat in the UK. I want to go abroad for the duration of the legal process, can I be out of the UK while this purchase goes ahead...

As first time buyers we have just made an offer on an Ex Council property in Dorset that has an s157 Local Living Restriction on it. We have lived in the county for 2.5yrs and plan to make it our principle home so this alone should not be a problem - fixe...

I am acting for myself in respect of my house sale but have an interdependent purchase being handled by a solicitor. In order to protect my interests I need to careful to undertake the process of exchange in the correct order i.e.: receive my purchasers�...

Is it a legal requirement for solicitors to submit a general lease enquiry too management companies on the purchase of leasehold properties...

Our house is sstc, but we have found there is a restriction against the land..which was made in 2007. We know nothing about this, what can we do to remove it?...

I am currently buying a house and exchange of contracts has taken place. Initially when buying I was advised the house was leasehold. When the contract arrived for signing it stated freehold - it was signed by both parties and exchanged. Now my solicit...

I am selling a flat with a shared freehold but I need the owner of the other flat in the building to sign an ID1 form which he is currently refusing to do. What action can I take? ...

when selling a jointly owned property is there a way that I dont have to pay debts on a restriction order that are in my sons name only ...

I want to do my own conveyancing on the sale of my house, Its a freehold property with No mortgage and i am the sole owner, can you give me a step by step guide?...

my late fathers house has a bankruptcy clause on the deeds. the lady has been sent a execution deed to fill in but 1 month down the line heard nothing back can i still sell the property if i can't get it removed...

I have a short lease and I cannot sell my property. I cannot afford the lease extension. The landlord has agreed to extend the lease at the point that I have a buyer if I undertake to pay for the extension out of the sale proceeds. How would this work fr...

neighbour upstairs maisonette asking us(lower maisonette) to sign for her buyer that we are not aware of works due payable by both leaseholders. Is this acceptable standard practice? Many thanks....

how long will it take for my buyers lender to respond to the approved st1 adverse possession claim...

why does the completed st1 form have to be agreed by the lender and how long for them to process...

How do you go about legally buying land from my parents and them acting as the bank and we pay a mortgage every month to them?
...

There is a pathway shared between houses, as a new build the pathway was supposed to be transferred to us on completion. This hasn't happened after a year! How do I get hold of the plans? Thanks....

My husband, myself and my mother own a house as tenants in common. Mum has 50%, my husband and I hold 25% each as per the title deeds. My husband and I had a mortgage for our our 1/2 and Mum paid hers outright. Mum now has alzheimers and is in a care home...

Hi

I see you provide TA6, on payment of the relevant fee. Do you also provide form TA10 (which I also need)?

Thanks
Tim...

Do I have higher conveyancing costs when I request tenants in common. (Husband and wife) when purchasing building plot, than just one person. ...

Is my solicitor right to object to a proposal that an allowance be made in lieu of a retention for excess service charges on the grounds that it breaches the CQS protocol...

Hi. we are in the process of selling our house and our purchasers solicitors have requested that we get the boiler serviced and provide a report. Is this compulsory, we last had the boiler serviced October 2012 and have a report for this....

which responsibility is buying the indemnity cover for the property is the buyer or the seller? ...

Is the seller of a flat obliged to pay for the management pack from the managing agent?...

purchase completed 16/10/2014 still no title deeds despite two phone calls to solicitor. How long is reasonable? ...

I am buying a house and have been told that the leasehold has a right to buy clause in it. Will this prevent me from buying. The previous owner is deceased and her children are selling it. ...

We are in the process of purchasing a property with an annexe. The main house will have vacant possession, but the annexe will have sitting tenants. We have not yet exchanged but expect to do so shortly with completion taking place in later January. The ...

If your the vendor and you are not the registered proprietor of the property and probate hasn't been granted yet, how would you put that in the contract under vendor...

Hello, I hope you can help.
What is the best way to go about selling a property to my father? We want it done in the legal way, but obviously want to minimise costs. There is no conflict between us on price or conditions etc. There should be a more straig...

What are the implications of owning an access road...

land registration fee for a first registration...

When purchasing from executors is there anything other than receipt of a grant of probate that I need...

I am using a mortgage from abroad to purchase a property in the UK. I have exchanged contracts already and when my bank abroad tried to transfer funds to my solicitors, they refused to give me their bank details. They said that they need to see the money ...

I am currently in a situation where I am selling the third house in a chain. I am also purchasing the 1st house in the chain. I want to fund the purchase of the first house (deposit) with the sale of my house (3rd in the chain). I have been advised tha...

what is reverse deposit when buying a house...

Contract stated completion July 2014 on a new build but it has not taken place yet as our solicitors are waiting for a document “Replies to Requisitions on Title”. notice given on existing rented flat to 31st July. Any redress against the developers f...

Is it normal to have a retention clause for works that will not be complete before exchange of contracts?...

Hi, I cancelled my offer to purchase because I found defects on the property (cracked walls, broken walls, mildew and water damage inside the cupboards) that I was not made aware of by the agent. Am I still liable for the agent's commission, as they did n...

Our neighbour has used his permitted build right to make alterations. He has no drains at the rear of the property where he has built, and has left his dormer and single storey extension with no guttering. Due to the camber of the hill, all the rainwater ...

I am trying to sell my leasehold flat. However the freeholder is refusing to sign the relevant paperwork, and is making unreasonable demands. I have already lost the sale of the flat, twice, due to the freeholder. My solicitor is at a loss as to what to d...

Hi I am in the process of selling my property but I have outstanding arrears with the water company. Will this affect the sale of the property?...

Property in joint names but I paid all deposit. When selling can I get all proceeds?...

do I as a seller have to pay the buyer 10% of the purches price...

can a solicitor release deposit money before completion i.e.; as agent or stake holder ??...

Our completion date for sale and purchase of a house was supposed to be last Friday 1 Aug. The sale went through ok and we handed in the keys to the estate agent at 1.30 pm, but the purchase completion never happened because there was a delay in transferr...

If, after buying a freehold, it was found not previously to have been registered, is the purchase valid?...

I have been asked to supply a draft Transfer. Can I download this?...

I have recently bought a leasehold flat and have discovered since that the freeholder is trying to get planning permission to build another property on land at the end of our garden. This would overlook our building and the occupants would have access thr...

We have exchanged contracts, but circumstances have arisen whereby we may not now have sufficient funds to complete on the agreed completion date.
Would we need to pay interest on the outstanding sum?
Could the seller take our deposit and cancel the sale,...

My mother has activated their right to buy (council property)
She is unemployed so getting a mortgage is close impossible for her. I wish to step in and help her secure the purchase of this property. My name is not on the right to buy letter, how can I ar...

I see no old-type 'Conveyance' issued after purchase, only Land Registry Certificate. Has it now been replaced with been replaced by 'Tranfer of Whole' instead?...

Hello,
I have agreed to purchase a property from my mother for £249,000. Recent valuations have valued it at £290,000. If HMRC decide to investigate (quite likely I imagine) can they demand that I pay 3% rather than 1% SDLT.

Thanks
Keith Scott...

if on sale, there is still money owed to the building society, can I still complete the sale and make arrangements to pay the different direct to my building society mortgage lender? Or do I have to have all the monies with the solicitor before completion...

Can both parties agree on DIY conveyancing when transferring a block garage worth £12000 please ?...

Can we borrow from a business overdraft to help fund our purchase?...

Do you answer the questions on the SPIF form for the completed dwelling. I have constructed the property myself then lived in the property for 18 months before selling. Do the questions get completed on the property under construction or the completed pro...

URGENT! Why is the downloadable version of this form different from your guidance notes?...

We had a non load bearing wall removed by professional contractors. No building regs were needed. But our purchasers solicitors are asking to see Building Regs. How do I prove that the wall was non load bearing and regs were not required?...

Do we get compensation?...

Who should be dealing with the Notice of the Assignment and who should be paying the fee. ...

Must I hire a solicitor to sell a property....

Having done so before, I am hoping to act for myself in the sale of a property. It has no mortgage. Can my estate agent be my deposit stakeholder? Can the final money transfer come direct to the sellers still?...

Hi,
I completed half a day late [instead of 1pm on the Wed it was midday Thurs]I paid the necessary penalty to the sellers solicitor approx £240,but after 2 months the seller is asking/claiming compensation for extra incurred costs does this have any leg...

Hi, I am in a process of buying a house, in fact exchange of contracts and completion dates have been agreed but I have lost my job last Friday and I know I am supposed to let my bank(mortgage lender)to know that. However the estate agent is convincing me...

I sold a leashold flat and between exchange and completion the leaseholder rebuilt a garden wall the cost of which will be billed to 6 flats. Will I be liable for the cost of will my buyer as he was technically responsible for the flat after exchange. ...

what are the issues to consider in a delay of 10 month between exchange and completion for a cash buyer
...

I am in the final stages of completing an off-plan purchase of a new build as a first time buyer. My mortgage offer had been approved and the completion date set for the end of December. My solicitors had been in contact with the bank's solicitors for ove...

On exchange of contracts do both my wife and myself have to be present....

A clause in the lease of the flat I am buying stipulates that "the transferee shall have entered into a deed of covenant at the lessee's expense". I told my conveyancer that I am the transferee and the vendor is the lessee. My conveyancer tells me that I ...

I am selling my house due to financial reasons and going into rented for a year or two but do have a significant positve lump due at the end. Due to my credit status I will need to put a years rent down on a property to secure. Can part of my buyers dep...

Hi,

I have prepared a contract using the 4th Edition of the standard conditions of sale but my buyer is insisting that this is changed to refer to the 5th edition. Can he do this?

Thanks...

I need to purchase an apartment.. Can I do it here?...