I am need of leasehold conveyancing for a flat in a relatively new development (6 years built) in Dunstable. 95% of the properties are already occupied. Is it strictly necessary to order conveyancing searches for my conveyancing in Dunstable?
You are taking a significant risk in failing carrying out Dunstable conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that your conveyancer conducts them. If accelerating the process and expenses are top of your issues you should discuss with your lawyer about the viability of search insurance
I am helping my aunt sell her flat in Dunstable. Will the solicitor order the energy assessment or should I organise this?
Following the abolition of Home Information Packs, energy assessments was left as a compulsory part of moving house. An EPC needs to be to hand prior to the property being advertised. This is not a task that solicitors ordinarily organise. Where you are instructing a Dunstable conveyancing practitioner they may be able to arrange EPC’s given their contacts with long established Dunstable providers
I happen to be the only recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Dunstable. The Dunstable property was put into my name in December. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the property in December. Is the property unsalable for six months?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How practical a view lenders take of it, depend on the mortgage company as this requirement is principally there to pick up on subsales or the quick reselling of properties.
Does a directory service exist listing Santander panel solicitors in Dunstable on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. Very few banks make their panel listings open the public on the web. Where you are in need of a Dunstable solicitor on the Santander please make the most of our tool.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Dunstable. Conveyancing is daunting 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.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Dunstable
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one round the corner in Dunstable I like with amenity areas and transport links in the vicinity, however it's only got 52 years on the lease. There is not much else in Dunstable for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage the remaining unexpired lease term may be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
Having checked my lease I have discovered that there are only Seventy years left on my flat in Dunstable. I now want to get lease extension but my freeholder is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to demonstrate that you have done all that could be expected to find the landlord. For most situations a specialist may be useful to carry out a search and to produce a report which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering Dunstable.
Leasehold Conveyancing in Dunstable - Sample of Questions you should consider Prior to buying
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Who is in charge of the block? How many of the leaseholders are in arrears for their service charge payments? What is the the remaining lease term?
My conveyancing in Dunstable is set to complete on Friday, yet the sellers I am buying from wants to move out 24 hours later at PM. Can I agree to this?
It is not possible to complete on a Saturday because the bank systems aren't operating.