Is the fact that my solicitor in Deanshanger is not on my lender's solicitor panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. Where you are concerned you should simply call the Deanshanger conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Do the conveyancing solicitors that you recommend execute attended exchange conveyancing in Deanshanger?
We do have a number of conveyancing experts carrying out personalised exchanges. Do call us to get a fee calculation and details as to availability.
What can a local search reveal concerning the house I am purchasing in Deanshanger?
Deanshanger conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search is essential in every Deanshanger conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search should provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
Are there restrictive covenants that are commonly picked up during conveyancing in Deanshanger?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Deanshanger. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Over the last few months I have been searching for a flat up to £245,000 and identified one close by in Deanshanger I like with amenity areas and transport links nearby, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Deanshanger for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a mortgage the remaining unexpired lease term may be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
Having checked my lease I have discovered that there are only Seventy years remaining on my flat in Deanshanger. I need to get lease extension but my landlord is absent. What should I do?
On the basis that you qualify, 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 Court. You will be obliged to prove that you have done all that could be expected to find the freeholder. In some cases an enquiry agent may be helpful to try and locate and to produce an expert document to be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on proving the landlord’s absence and the vesting order request to the County Court overseeing Deanshanger.
I inherited a leasehold flat in Deanshanger, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Deanshanger with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease ends on 21st October 2086
You have 61 years remaining on your lease the likely cost is going to span between £18,100 and £20,800 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.