We are soon to exchange on the purchase of a property in Bardsley but as a consequence of wreckage from the recent storms I have was able negotiate reparation from the seller in the sum of six thousand pounds in the form of a deduction in the price. I had intended this to be addressed as part of amending the contract yet Leeds Building Society will not agree to this. Should they have been approached?
The solicitor that is on a Leeds Building Society approved list is obliged to inform Leeds Building Society of any changes to the sale price. If you prohibit your lawyer to disclose the price change to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new conveyancing practitioner for your conveyancing in Bardsley.
Are the Bardsley conveyancing solicitors identified as being on the Bank of Ireland conveyancing panel, together with their details provided by Bank of Ireland?
Bardsley conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
The deeds to my home can not be found. The conveyancers who dealt with the conveyancing in Bardsley 4 years ago have long since closed. What are my next steps?
Assuming you have a registered title the information relating to your proprietorship will be held by HMLR with a Title Number. It is easy to perform a search at the Land Registry, find your property and order current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I have been on the look out for a ground for flat up to £195,000 and identified one close by in Bardsley I like with a park and railway links in the vicinity, however it only has 61 years on the lease. I can't really find anything else in Bardsley for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
What advice can you give us when it comes to choosing a Bardsley conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Bardsley conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Bardsley conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
-
What are the costs for lease extension work? How familiar is the practice with lease extension legislation?
Bardsley Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
-
Who takes charge for maintaining and repairing the building? What restrictions are contained in the Bardsley Lease?
How much should conveyancing in Bardsley cost?
The total sum charged for conveyancing in Bardsley can vary considerably from company to company. In the circumstances it all the more critical for you to find this out before you appoint a solicitor. One should always seek a few like for like quotes.