Much to our surprise we have been advised by our IFA that my Clarbeston Road solicitor is not on the lender Conveyancing panel. What can I do to be sure whether this is correct?
The first thing you need to do is to call your Clarbeston Road lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they may recommend you to a Clarbeston Road conveyancing firm that is on the approved list of lawyers for your lender.
We are selling our home in Clarbeston Road and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Clarbeston Road lawyer would know this is not the case. For the life of me I don't know why the buyers instructed an online conveyancing outfit as opposed to a conveyancing solicitor in Clarbeston Road. Having lived in Clarbeston Road for 5 years we know of no issue. Do we contact our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
The deeds to my property can not be found. The solicitors who conducted the conveyancing in Clarbeston Road 10 years ago have long since closed. What are my next steps?
Gone are the days when you need to hold title deeds to prove you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.
Over the last few months I have been searching for a flat up to £195,000 and identified one round the corner in Clarbeston Road I like with a park and transport links in the vicinity, the downside is that it only has 51 remaining years left on the lease. There is not much else in Clarbeston Road suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a mortgage that many years may be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
In my capacity as executor for the estate of my father I am disposing of a house in Monmouth but I am based in Clarbeston Road. My solicitor (based 235 miles awayrequires that I sign a statutory declaration before completion. Can you recommend a conveyancing practitioner in Clarbeston Road who can attest and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Clarbeston Road based
I have recently realised that I have Fifty years left on my lease in Clarbeston Road. I now want to get lease extension but my landlord is missing. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to find the freeholder. On the whole a specialist would be useful to carry out a search and prepare a report which can be accepted by the court as evidence that the freeholder is indeed missing. 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 covering Clarbeston Road.
I bought a studio flat in Clarbeston Road, conveyancing formalities finalised 3 years ago. How much will my lease extension cost? Similar flats in Clarbeston Road with an extended lease are worth £190,000. The ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2087
With 62 years left to run we estimate the price of your lease extension to be between £17,100 and £19,800 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.