I have given 2 months notice to my current landlord and have to vacate my let out flat in Eccles by the end of next month. Conveyancing on my purchase has just started. Is it possible to complete in 4 weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to provide notice on a rental until you have exchanged. If you have not previously done so, contact to your lawyer and ask them to they seek the assistance the owners side, try to get a realistic time scale from them that everyone will aim to achieve
Can you clarify what the consequences are if my lawyer’s firm is removed from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Eccles?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Just had an offer accepted on a new build apartment in Eccles. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Eccles
-
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
In what way does the Landlord & Tenant Act 1954 impact my business offices in Eccles and how can your lawyers assist?
The 1954 Act affords a safeguard to commercial tenants, granting the dueness to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Eccles is one of the numerous areas of the UK in which the firms we work with are based
I need to instruct a conveyancing practitioner in Eccles for my sale. Is it possible to review a firm’s record with the profession’s regulator?
Members of the public may read documented Solicitor Regulator Association (SRA) determinations arising from investigations started on or after 1 January 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator may recorded call for training purposes.
I've recently bought a leasehold flat in Eccles. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a leasehold flat in Eccles, conveyancing formalities finalised in 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Eccles with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2100
With 75 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range 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 detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.