We were about to instruct a conveyancing solicitor in Burnage found by you but have come across some other quotes via the web seem cheaper – how come?
There are plenty of conveyancers advertising theoretically looks to be cut price. We suggest that you think twice about how important this transaction is to you that want to be penny wise pound foolish in relation to the standard of the legal work. Many of them list a low fee to tempt you but bury extra costs in the fine print..
It is is a decade since I acquired my property in Burnage. Conveyancing lawyers have recently been retained on the sale but I am unable to track down my title documents. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be with your mortgage company or they may be in the possession of the solicitor who oversaw the purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Burnage relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
Please explain the implications if my lawyer’s firm is suspended from the Co-operative Solicitor panel ahead of completing my conveyancing in Burnage?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I opted to have a survey carried out on a house in Burnage in advance of appointing conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some lenders tend not issue a loan on this type of property.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Burnage. Conveyancing will be smoother if you use a solicitor in Burnage especially if they are familiar with such properties in Burnage.
How can the Landlord & Tenant Act 1954 impact my business property in Burnage and how can you help?
The 1954 Act affords a safeguard to commercial lessees, giving them the dueness to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Burnage is one of the many locations in which the firms we work with are located
I own a leasehold house in Burnage. Conveyancing and National Westminster Bank mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Burnage who previously acted has long since retired. Do I pay?
The first thing you should do is contact HMLR to be sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Burnage conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a garden flat in Burnage, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Burnage with a long lease are worth £175,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2083
With 58 years unexpired we estimate the premium for your lease extension to be between £23,800 and £27,400 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously 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.