My husband and I are buying a maisonette in Cross Hands. My lawyer is not on the mortgage company solicitor list. Can I still retain my Cross Hands conveyancing solicitor notwithstanding that they are not on the mortgage company panel of approved conveyancing solicitors?
You have a couple of choices open to you here
- Carry on with your chosen Cross Hands conveyancing practitioner but your bank will undoubtedly instruct a conveyancer on their conveyancing panel. The net result is additional charges and potential interruption.
- Appoint a fresh conveyancing practitioner to act in the purchase, ensuring that they are on the bank conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to join the bank’s conveyancing panel
Can you explain why leasehold purchase conveyancing in Cross Hands costs more?
In summary, leasehold conveyancing in Cross Hands and elsewhere usually involve additional due diligence compared to freehold transactions. This includes checking the lease terms, liaising with the landlord concerning the service of required notices, procuring current service charge and management information, procuring the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different leaseholders have owned the lease since it was first entered into.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Cross Hands is where the house is located. Can you shed any light on this issue?
Flying freeholds in Cross Hands are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cross Hands you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cross Hands may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My company is planning to take an assignment of a lease of a shop on a shopping parade. Can you recommend solicitors offering no-sale-no charges for commercial conveyancing in Cross Hands for less than £1,200?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Cross Hands, including the sale and acquisition of businesses as well as simply property. Whether you are intending to acquire or sell a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right lawyer. As for the costs these will vary based on the structure and nuances of the deal. Please provide us with your details or email so as to enable us to supply you with comprehensive commercial conveyancing quote.
I own a leasehold flat in Cross Hands. Conveyancing and Aldermore mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Cross Hands who previously acted has long since retired. What should I do?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Cross Hands conveyancing lawyer to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a ground floor flat in Cross Hands, conveyancing was carried out August 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Cross Hands with over 90 years remaining are worth £201,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2090
With 64 years unexpired we estimate the premium for your lease extension to range between £15,200 and £17,600 as well as legals.
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 the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.
I happen to be an executor of my recently deceased mum’s Will, with a property in Cross Hands which will be sold. The bungalow has never been registered at the Land Registry and I'm advised that many EAs will insist that it is in place before they'll move forward. What's the mechanism for this?
In the circumstances that you have set out it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.