Do I find a Licenced Conveyancer or Solicitor for conveyancing in Arundel?
There are two types of lawyers who can perform conveyancing in Arundel namely licenced conveyancers or solicitors. The two can handle the legal services that required to complete the sale or acquisition of property. Both are duty bound to handle Arundel conveyancing to the same standards and guidelines so you may be sure that your conveyancing will be properly administered and that all necessary steps should be correctly followed.
Have just purchased a probate house at auction in Arundel. Conveyancing is required. What are my next steps?
Given that you have now to in every practical sense signed on the dotted line you now have to instruct a conveyancing solicitor quickly as you are facing a tight a drop dead date to complete the purchase. Every auction property will ordinarily have an associated legal pack. This should include evidence of title and search results. Where you are dealing with leasehold premises the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to pass this on to the lawyer working for you ASAP. You also need to ensure that your finances are organised to complete on the on the contractual date .
I have paid off my mortgage with Co-operative. I assume I don't need a Arundel conveyancing practitioner on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Do commercial conveyancing searches reveal impending roadworks that may impact a commercial property in Arundel?
Its becoming the norm that commercial conveyancing solicitors in Arundel will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Arundel. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Arundel.
For every commercial conveyancing transaction in Arundel it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Arundel commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Arundel.
In what way does the Landlord & Tenant Act 1954 affect my business property in Arundel and how can you help?
The particular law that you refer to gives protection to commercial leaseholders, granting the a statutory right to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Arundel
I need to instruct a conveyancing solicitor in Arundel for my purchase. Can I review a solicitor's record with the profession’s regulator?
Members of the public may find presented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after Jan 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator may monitor call for training reasons.
I am tempted by the attractive purchase price for a couple of maisonettes in Arundel both have in the region of 50 years unexpired on the lease term. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold apartment in Arundel is a wasting asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the marketability of the property. For most buyers and banks, leases with under eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Arundel conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I inherited a 1 bedroom flat in Arundel, conveyancing was carried out 6 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Arundel with over 90 years remaining are worth £196,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2089
With only 64 years unexpired we estimate the price of your lease extension to be between £15,200 and £17,600 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
My partner and I are buying a studio flat in Arundel. At the time of instructing our conveyancer, they told us that they were on all major UK bank panels. The mortgage broker emailed today to advise that they are not on the Kent Reliance approved list. Should that be true, what should we do? Do we just pick a new lawyer that is on their approved list or do we pay for separate representation, with Kent Reliance selecting their own approved lawyer.
If you are buying a property with the assistance of a mortgage it is normal for the purchaser’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict criteria which the property lawyer has to meet. Some banks now insist their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should contact Kent Reliance to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Kent Reliance's conveyancing panel as you are at liberty to use your preferred Arundel lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.