I am in need of a property lawyer. Should I go for for a national conveyancer rather than a high street Charlbury conveyancing solicitor?
In the main conveyancing lawyers in your location will enjoy strong connections with your local authority, which could assist with your Charlbury conveyancing searches that your conveyancer will require on your transaction. It also helps if they enjoy strong connections with the Land Registry covering your area Charlbury, other property lawyers in the area and Charlbury Estate Agents.
It is a dozen years since I purchased my house in Charlbury. Conveyancing solicitors have recently been retained on the sale but I am unable to find the title deeds. Is this a major issue?
You need not be too concerned. First the deeds may be kept by the mortgage company or they could be in the possession of the conveyancers who handled your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Charlbury involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
We're in Charlbury, First time buyers buying with a mortgage (lender is RBS , and our lawyer is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I have been on the look out for a ground for flat up to £235,500 and found one near me in Charlbury I like with open areas and railway links in the vicinity, however it's only got 52 years on the lease. There is not much else in Charlbury for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage that many years will likely be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
My father has recommend that I use his conveyancing solicitors in Charlbury. Should I choose my own conveyancer?
Much as we are happy to recommend a Charlbury conveyancing lawyer it’s preferable to select a conveyancing practitioner is to seek guidance from friends or family who have used the firm you're are thinking of instructing.
I have recently realised that I have Sixty One years left on my lease in Charlbury. I need to get lease extension but my freeholder is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to prove that you have done all that could be expected to find the freeholder. In some cases an enquiry agent would be useful to try and locate and to produce an expert document which can be used as proof that the landlord can not be located. It is wise to seek advice from a property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Charlbury.
I purchased a leasehold flat in Charlbury, conveyancing was carried out 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Charlbury with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 yearly. The lease expires on 21st October 2087
With 62 years remaining on your lease we estimate the premium for your lease extension to range between £17,100 and £19,800 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.