First time buyer, conveyancing help.

YorkieG

user1977 said:

You don’t say whether you were expecting the parking space to be included, or have only discovered it existed via your sleuthing?

Apologies for leaving you confused.

The property was marketed to have an allocated parking space, the Title Plan also highlights both the dwelling and the parking space.

My own investigation highlighted the separate entry on HM Land Registry, I do not have a title number for that and do not possess any information other than the fact that the description clearly identifies it as parking space for the address I’m purchasing, and that it was sold at the same date of the title which I’m purchasing, for the same value.

user1977

YorkieG said:

user1977 said:

You don’t say whether you were expecting the parking space to be included, or have only discovered it existed via your sleuthing?

Apologies for leaving you confused.

The property was marketed to have an allocated parking space, the Title Plan also highlights both the dwelling and the parking space.

My own investigation highlighted the separate entry on HM Land Registry, I do not have a title number for that and do not possess any information other than the fact that the description clearly identifies it as parking space for the address I’m purchasing, and that it was sold at the same date of the title which I’m purchasing, for the same value.

If the main title includes the parking space then I don't see a problem. And I don't understand how it could have a separate entry on the register without that having a separate title number (which in any event shouldn't happen if it's part of the main title - assuming we're talking about the same type of interest and this isn't a freehold/leasehold distinction).

YorkieG

user1977 said:

If the main title includes the parking space then I don't see a problem. And I don't understand how it could have a separate entry on the register without that having a separate title number (which in any event shouldn't happen if it's part of the main title - assuming we're talking about the same type of interest and this isn't a freehold/leasehold distinction).

Yes it is a Freehold, with a parking area shared by multiple dwellings, one of which is the one I’m purchasing.

It is a rather unique arrangement I must admit, other properties in the post code with identical dwellings and identical parking arrangements have a single entry on HM Land Registry, the one I’m purchasing does have a single entry as well, but the entry below it has an address of Parking Space Associated With *Address*.

It must have a different Title number, and that’s why I’m a little concerned, if the ownership of that said title number is not being transferred to myself, then it would remain under the vendor’s ownership.

The Title Plan for the Title on my documents does highlight the parking space as part of the property yes. My main concern is who would be the registered legal owner of that parking area.

user1977

YorkieG said:

user1977 said:

If the main title includes the parking space then I don't see a problem. And I don't understand how it could have a separate entry on the register without that having a separate title number (which in any event shouldn't happen if it's part of the main title - assuming we're talking about the same type of interest and this isn't a freehold/leasehold distinction).

Yes it is a Freehold, with a parking area shared by multiple dwellings, one of which is the one I’m purchasing.

It is a rather unique arrangement I must admit, other properties in the post code with identical dwellings and identical parking arrangements have a single entry on HM Land Registry, the one I’m purchasing does have a single entry as well, but the entry below it has an address of Parking Space Associated With *Address*.

It must have a different Title number, and that’s why I’m a little concerned, if the ownership of that said title number is not being transferred to myself, then it would remain under the vendor’s ownership.

The Title Plan for the Title on my documents does highlight the parking space as part of the property yes. My main concern is who would be the registered legal owner of that parking area.

I'm not sure what you mean by "entry" here. It might help if we could see what you're looking at. Why "must" it have a different title number, if you can't find that different title number?

YorkieG

Screenshot of the Land Registry postcode search result.

Silly as it sounds, I’m not paying £3 pounds to find out whether it has a matching title number or not, it’s bad enough that I’m having to do my solicitors’ job for them, paying for something that they will most likely charge me for again is just insulting………

Having a different Title number is an assumption I made as it has a separate entry with a different ‘Address’ (The blacked out addresses are in the formula of XX Street Name, Town, Post Code).

user1977

You don't think it more likely that it's just two versions of the address linking to the same title? Given you already have a copy of that and can see it includes the parking space?

YorkieG

I don’t know what to think to be honest, if other properties had similar entries I wouldn’t have even given it a second thought.

The fact that it’s the only property with an ‘additional’ entry specifying the parking space, alongside the fact that they both have identical price and sale dates are the reason I’m worried.

It could be that the vendor’s solicitor insisted that the parking area would have to be more clearly defined when they were buying the property, or it could be that they asked their solicitors to separate it at purchase in the hope that the could use it as leverage to get extra cash from a buyer when they resell. The possibilities are endless, and I’m not trying to speculate.

What I can see on my Title is that the parking area is outlined in red just like the dwelling, but that means very little if the vendors have a separate Title clearly indicating that they are the owners of that parking area, it would require further legal advice at and extra cost if I question this AFTER the purchase, a dispute I refuse to get into, not if I can get to the bottom of it now before signing exchange.

There’s also the fact that future buyers when I’m reselling will be asking the same questions (Or at least should), and the onus of dealing with that stray appendix of a listing would be on me.

YorkieG

user1977 said:

You don't think it more likely that it's just two versions of the address linking to the same title? Given you already have a copy of that and can see it includes the parking space?

Having reread that, is that possible? For a single Title to have two address versions?

user1977

YorkieG said:

user1977 said:

You don't think it more likely that it's just two versions of the address linking to the same title? Given you already have a copy of that and can see it includes the parking space?

Having reread that, is that possible? For a single Title to have two address versions?

Yes, why shouldn't it be possible? Why are you so convinced that there's a problem here, if you can't even be bothered clicking on the link to discover whether or not there actually is a separate title for the parking space? How would it even be possible for the Land Registry to be guaranteeing a good title for the same property to two different proprietors simultaneously?

EssexHebridean

Blaming your solicitor for not finding something that as far as the paperwork they have does not even appear to exist is probably a bit harsh. Just contact them on Monday and ask for full clarity around the parking space - ie that it is definitely included in the property you are purchasing.