I have given 2 months notice to my existing landlord and have to vacate my let out flat in Baildon by the end of next month. Conveyancing on my purchase is progressing. How realistic is it to complete in 5 weeks as I wish to avoid having to move into temporary accommodation?
The normal practice is not to give notice for your lease until exchange of contracts has taken place. If you have not already done so, speak to your conveyancer and request that they apply pressure on the other solicitors, try to a target completion date that all parties will look towards
My fiance and I decided to purchase a 3 bedroom flat in Baildon with a mortgage from Bank of Ireland.We would like to retain our Baildon conveyancing solicitor but Bank of Ireland says her practice is not listed on their approved list of member firms. we are left little option but to use a Bank of Ireland panel solicitor or retain our local solicitor and pay for a Bank of Ireland panel lawyer to act for them. This seems very unfair; is there anything we can do?
No, not really. The loan offered to you contains various provisions, one of which will be that conveyancers will be on the Bank of Ireland approved list. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Bank of Ireland
My wife and I purchased a semi-detached Georgian house in Baildon. Conveyancing practitioner represented me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Baildon and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing solicitor who conducted the work.
I opted to have a survey completed on a property in Baildon ahead of retaining lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some lenders will refuse to issue a mortgage on such a home.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. If you contact us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Baildon. Conveyancing may be slightly more expensive based on your lender's requirements.
There are only 68 years unexpired on my lease in Baildon. I need to get lease extension but my freeholder is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to locate the lessor. In some cases an enquiry agent would be useful to conduct investigations and to produce an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court overseeing Baildon.
I purchased a garden flat in Baildon, conveyancing having been completed 7 years ago. How much will my lease extension cost? Similar properties in Baildon with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease expires on 21st October 2089
You have 63 years unexpired we estimate the premium for your lease extension to be between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
I've found a house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have subsequently discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Baildon. Conveyancing lawyers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Baildon ?
The majority of houses in Baildon are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area can assist with the conveyancing process. it is apparent that you are purchasing in Baildon in which case you should be looking for a Baildon conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’spermission to carry out alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your solicitor should appraise you on the various issues.