My property lawyer in Clayton-le-Moors has never been on on the Britannia Approved Panel. Is it possible for me to retain my family solicitor even though they are not on the Britannia panel?
The limited options open to you here include:
- Carry on with your preferred Clayton-le-Moors lawyers but Britannia will need to use a solicitor on their panel. This will result in additional total legal charges and cause frustration.
- Choose an alternative lawyer to to deal with the purchase, not forgetting to check they are on the Britannia panel
A colleague recommended that if I am buying in Clayton-le-Moors I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Clayton-le-Moors conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Clayton-le-Moors around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Clayton-le-Moors Education with plans and statistics, Local Amenities and other useful data about Clayton-le-Moors.
I have justbeen informed that Stirling Law have been shut down. They conducted my conveyancing in Clayton-le-Moors for a purchase of a leasehold flat 12 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The quickest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Clayton-le-Moors conveyancing specialists.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Clayton-le-Moors. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Clayton-le-Moors
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I have recently realised that I have Seventy years unexpired on my lease in Clayton-le-Moors. I now wish to get lease extension but my landlord is can not be found. What are my options?
On the basis that you meet the appropriate requirements, 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 enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you have used your best endeavours to find the freeholder. In some cases an enquiry agent should be helpful to conduct investigations and prepare an expert document which can be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a solicitor in relation to investigating the landlord’s disappearance and the application to the County Court overseeing Clayton-le-Moors.
I am the registered owner of a split level flat in Clayton-le-Moors, conveyancing was carried out half a dozen 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 properties in Clayton-le-Moors with over 90 years remaining are worth £255,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 2098
With only 73 years left to run the likely cost is going to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other 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 without first seeking the advice of a professional.
I own a leasehold flat in Clayton-le-Moors. Conveyancing was finished in five years ago. I have read on a number of consumer forums that I mustn’t allow the the remaining lease term to fall too short. Is this correct?
Clayton-le-Moors residential long term leases are for a fixed period - often 99 years when they are first granted. However a significant flats in Clayton-le-Moors were constructed or converted in the 70’s80’s and so such leases now have under 80 years unexpired. That may seem like plenty of time but Banks, Building Societies and other mortgage lenders tend to require leases to have a minimum of seventy five years remaining to adequate security. This means that when you come to sell the property you will need to extend the term of your lease if you are getting close to 75 years. To maximise your property value you should be considering whether to extend your lease long before you come to sell it. Furthermore advantages to taking action before the lease hits 80 years as when the lease is less than eighty years the premium to be paid to extend starts to get a lot more expensive.