It has come to my attention via my lender that my Brandon lawyer is not on the bank Conveyancing panel. How can I check?
You need to call your Brandon lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Brandon conveyancing firm that is on the conveyancing panel for your lender.
My lawyer in Brandon is not listed on the Godiva Mortgages Ltd Approved Panel. Can I still continue with my family solicitor even though they are excluded from the Godiva Mortgages Ltd list of approved lawyers?
The limited options available to you here include:
- Complete the purchase with your existing Brandon lawyers but Godiva Mortgages Ltd will need to use a conveyancer on their panel. This will result in additional total conveyancing fees as well as cause frustration.
- Choose a new solicitor to act in the purchase, not forgetting to check they are Godiva Mortgages Ltd approved.
- Try to convince your Godiva Mortgages Ltd based solicitor to attempt to join the Godiva Mortgages Ltd panel
Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial land in Brandon?
Its becoming the norm that commercial conveyancing solicitors in Brandon will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Brandon. The search result sets out definitive data 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 Brandon.
For each commercial conveyancing transaction in Brandon it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Brandon commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Brandon.
I am looking for a leasehold apartment up to £305k and identified one round the corner in Brandon I like with open areas and transport links in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Brandon suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the shortness of the lease may be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
My business partner and I are planning to lease a unit on the high street. Can you recommend solicitors offering no-move-no costs for non-domestic conveyancing in Brandon for below 1500k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Brandon, including the sale and purchase of businesses as well as simply property. Whether you are hoping to purchase or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right solicitor. Regarding the costs this will depend on the structure and nuances of the proposed transaction. Please provide us with your contact information or email so as to enable us to provide you with a fixed commercial conveyancing quote.
Can you provide any top tips for leasehold conveyancing in Brandon with the purpose of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Brandon can be avoided if you appoint lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information which will be required by the buyers’ lawyers. If you have carried out any alterations to the premises would they have required Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Brandon state that internal structural alterations or laying down wooden flooring necessitate a licence from the Landlord approving such works. Should you dont have the approvals to hand do not contact the landlord without contacting your lawyer before hand. If you hold a share in a the freehold, you should make sure that you are holding the original share certificate. Obtaining a re-issued share certificate is often a time consuming formality and slows down many a Brandon home move. If a new share is needed, you should approach the company director and secretary or managing agents (where applicable) for this sooner rather than later. If you have had conflict with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to present the dispute as historic rather than unsettled.
I invested in buying a studio flat in Brandon, conveyancing having been completed 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Brandon with over 90 years remaining are worth £222,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2095
You have 70 years unexpired the likely cost is going to be between £9,500 and £11,000 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt 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 move forward based on this information without first seeking the advice of a professional.