I have recentlybeen informed that Stirling Law have closed. They carried out my conveyancing in Abbots Langley for a purchase of a freehold house 10 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Abbots Langley conveyancing specialists.
I'm purchasing a new build house in Abbots Langley with the aid of help to buy. The sellers would not reduce the price so I negotiated £7000 of extras instead. The estate agent suggested that I not reveal to my solicitor about the side-deal as it would put at risk my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Abbots Langley is where the house is located. What do you suggest?
Flying freeholds in Abbots Langley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Abbots Langley you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Abbots Langley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Given that I will soon spend £400,000 on a garden flat in Abbots Langley I wish to talk to a lawyer regarding theconveyancing ahead of giving the go ahead to the firm. Can this be arranged?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor who will be doing your property ownership legalities in Abbots Langley.There is no ‘factory style conveyancing’ - every client is an important person, not a case number. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Abbots Langley should be the figure that you are charged.
I’m about to sell my ground floor flat in Abbots Langley. Conveyancing lawyers have not yet been instructed, however I have recently received a half-yearly maintenance charge invoice – what should I do?
It best that you pay the service charge as normal because all ground rent and service invoices will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I bought a split level flat in Abbots Langley, conveyancing was carried out 7 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Abbots Langley with an extended lease are worth £186,000. The ground rent is £55 per annum. The lease expires on 21st October 2077
With just 52 years left to run we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.
We are in the midst of a leasehold sale of a flat in Abbots Langley. Conveyancing lawyers are doing their job but we have been asked to pay a fortune by the managing agents. So far we have paid £225 for a leasehold management pack and then a further £134.40 for answers to queries raised by the buyers conveyancing practitioner.
Your property lawyer will not have any impact over the extent of the fee for this information but the typical costs for the information for Abbots Langley leasehold property is £380. For Abbots Langley conveyancing deals it is standard for the owner to cover the costs. The landlord or their agents are not duty bound to answer such questions although many will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Regretfully there is no legislation that mandates set charges for administrative tasks. There is no set time frame by which they are duty bound to issue answers.