Is the fact that my solicitor in Deanshanger is not identified on my lender's solicitor panel that there is a problem with the quality of his work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Deanshanger conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
A colleague recommended that where I am purchasing in Deanshanger I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Deanshanger conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Deanshanger around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Deanshanger Education with plans and statistics, Local Amenities and other useful information regarding Deanshanger.
Me and my brother purchased a semi-detached Georgian house in Deanshanger. Conveyancing practitioner acted for me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Deanshanger and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing solicitor who carried out the work.
Just had an offer accepted on a new build apartment in Deanshanger. 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.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Deanshanger
-
There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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.
My business partner and I are intending to take over a lease of an office on the high street. Can you recommend lawyers offering no-sale-no fees for commercial conveyancing in Deanshanger for below 1500k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Deanshanger, including the disposal and acquisition of businesses as well as simply property. Whether you are intending to purchase or lease a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right solicitor. Regarding the fees this will depend on the structure and nuances of the proposed transaction. Please provide us with your contact information or call so as to enable us to provide you with comprehensive commercial conveyancing quote.
I am a negotiator for a reputable estate agent office in Deanshanger where we have experienced a few flat sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local Deanshanger conveyancing firms. Please can you confirm whether the vendor of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Deanshanger Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
-
It would be sensible to find out as much as you can concerning the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to every day matters such as the tidiness of the common parts. Ask other tenants if they are happy with their service. In conclusion, find out the dates that the maintenance fees are due to the managing agents and precisely what it includes. The prefered form of lease structure is where the freehold reversion is owned by the leaseholders. In this scenario the tenants enjoy being in charge if their destiny and even though a managing agent is often retained if the building is larger than a house conversion, the managing agent is directed by the tenants. What is the the remaining lease term?