I have given 2 months notice to my existing landlord and must be out of my let out property in Cricklade by the end of next month. Conveyancing for my house purchase is underway. Can I complete in six weeks as don't want to have to move into short term accommodation?
The normal practice is not to serve notice on a rental until you have exchanged. Assuming that you have not previously done so, update to your solicitor and request that they seek the assistance the other lawyers, try to an acceptable time-line that everyone will look to achieve
If you had a top tip for choosing a conveyancing solicitor in Cricklade what would it be?
Do not opt for the cheapest Cricklade conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I am purchasing a 3 bedroom semi in Cricklade. The intention is to carry out a loft conversion at the house.Will legal work on the property include enquiries to see if these works were previously refused?
Your solicitor should review the registered title as conveyancing in Cricklade can occasionally reveal restrictions in the title documents which restrict categories of changes or necessitated the permission of a 3rd party. Certain additions require local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
is it true that all Cricklade solicitor practices on the Leeds Building Society conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be overseen by the SRA. The majority of lenders do list licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
The deeds to my home can not be found. The solicitors who handled the conveyancing in Cricklade 5 years ago are no longer around. What are my options?
Gone are the days when you need to have the physical deeds to evidence that you are the registered proprietor of land or premises, as the Land Registry have everything they need in a digital format.
The estate agent has sent us the confirmation of our purchase of a new build flat in Cricklade. Conveyancing is a frightening process 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 conveyancing.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Cricklade
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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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
How can the Landlord & Tenant Act 1954 affect my business property in Cricklade and how can you help?
The 1954 Act gives protection to business tenants, granting the legal entitlement to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse 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 handle your commercial conveyancing in Cricklade
I am attracted to a two flats in Cricklade which have approximately forty five years unexpired on the lease term. Do I need to be concerned?
There is no doubt about it. A leasehold flat in Cricklade is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it reduces the value of the property. For most purchasers and lenders, leases with under eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Cricklade conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I acquired a basement flat in Cricklade, conveyancing having been completed October 2011. Can you work out an approximate cost of a lease extension? Similar properties in Cricklade with over 90 years remaining are worth £180,000. The ground rent is £65 invoiced annually. The lease terminates on 21st October 2084
With just 59 years remaining on your lease we estimate the price of your lease extension to span between £20,900 and £24,200 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns 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 getting professional advice.