I am expecting a mortgage offer from Nat West. My intention is to enlist the help of a Licensed Conveyancer in Clun. Does the Nat West Solicitor panel allow for Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
Do conveyancers ask for an advanced payment for conveyancing in Clun?
Where you are retaining lawyers for conveyancing in Clun your solicitor will ask you place them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. When the deposit is payable against the sale price then this will be required immediately before contracts are exchanged. The closing balance that is due should be sent to your lawyer shortly before completion.
Will my conveyancer be raising enquiries regarding flooding during the conveyancing in Clun.
Flooding is a growing risk for lawyers dealing with homes in Clun. Some people will acquire a property in Clun, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, but there are a number of searches that may be initiated by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Clun. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to determine whether the property has historically flooded. If the premises has been flooded in past which is not disclosed by the owner, then a purchaser may commence a legal claim for losses as a result of such an inaccurate answer. The purchaser’s lawyers may also order an environmental report. This will reveal whether there is a recorded flood risk. If so, more detailed investigations will need to be initiated.
I used Stirling Law a few years ago for my conveyancing in Clun. Now, I need the files however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Clun of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does the Landlord & Tenant Act 1954 affect my commercial premises in Clun and how can your lawyers assist?
The particular law that you refer to gives protection to commercial leaseholders, giving them the dueness to make a request to court for a new tenancy and continue in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Clun
Having had my offer accepted I require leasehold conveyancing in Clun. Before diving in I would like to find out the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Clun - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I acquired a studio flat in Clun, conveyancing having been completed 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Clun with a long lease are worth £201,000. The ground rent is £45 per annum. The lease comes to an end on 21st October 2089
With 64 years unexpired the likely cost is going to range between £14,300 and £16,400 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should 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.