I am need of leasehold conveyancing for a flat in a fairly new development (seven years built) in Beacon Hill. The vast majority the appartments are already sold. Is it strictly necessary to order conveyancing searches as part of conveyancing in Beacon Hill?
You would be opening yourself up to an unnecessary risk in failing carrying out Beacon Hill conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would strongly advise in no uncertain terms that you have them. If accelerating the process and expenses are primary concerns you should consider with your lawyer about the options such as indemnity insurance available to you
My aunt passed away last year and as sole heir and executor I was left the house in Beacon Hill. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then RBS will insist on your using a conveyancer on the RBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your RBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the RBS mortgage is registered as a charge at the Land Registry.
I used Wolstenholmes several years past for my conveyancing in Beacon Hill. Now, I need the documents however the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Beacon Hill of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Given that I will soon part with hundreds of thousands of pounds on a two bedroom apartment in Beacon Hill I wish to have a conversation with the lawyer regarding thehome move ahead of instructing the firm. Is this something that you can arrange?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be conducting your conveyancing in Beacon Hill.There is no ‘factory style conveyancing’ - each client is an important individual, not a file number. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Beacon Hill should be the figure that you end up paying.
I am a negotiator for a busy estate agent office in Beacon Hill where we see a few flat sales derailed due to leases having less than 80 years remaining. I have been given contradictory information from local Beacon Hill conveyancing firms. Could you confirm whether the vendor of a flat can commence the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I own a split level flat in Beacon Hill, conveyancing was carried out in 1999. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Beacon Hill with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2101
With 76 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
Please can you explain what options are available to me if my Beacon Hill conveyancing searches shows detrimental entries?
Ordinarily, most concerns revealed in Beacon Hill conveyancing search responses can be dealt with ahead of completion or title insurance can be put on cover. You need to note that even though you are buying the property and might be content to live with the search results, your building society or bank may not, and ultimately have the final decision.