We are buying a end of terrace house in Edge Hill. We would like to carry out an extension to the side at the house.Will legal due diligence on the property include checks to see if these alterations were previously refused?
Your property lawyer should check the deeds as conveyancing in Edge Hill can sometimes identify restrictions in the title deeds which restrict certain works or need the consent of another owner. Many extensions require local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
Can I be sure that the Edge Hill conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Edge Hill obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your conveyancing.
We are getting a further advance on our home loan from Kent Reliance as we intend to conduct alterations to our home in Edge Hill. Are we obliged to choose a bricks and mortar Edge Hill solicitor on the Kent Reliance conveyancing panel to handle the legals?
Kent Reliance would not normally instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.
What can a local search tell me regarding the house I am purchasing in Edge Hill?
Edge Hill conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance Xpress Legal The local search is essential in every Edge Hill conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should provide data on, amongst other things, details on planning applications applicable to the premises (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 topic sections.
How does the Landlord & Tenant Act 1954 impact my commercial offices in Edge Hill and how can you help?
The 1954 Act gives protection to business lessees, giving them the right to apply to court for a renewal tenancy and remain in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Edge Hill is one of our numerous areas of the UK in which the firms we work with are located
We're first time buyers - had an offer accepted, but the agent has warned us that the vendor will only move forward if we use their recommended lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family conveyancer accustomed to conveyancing in Edge Hill
It is highly unlikely the vendors are behind this. Should the seller desire ‘a quick sale', alienating a genuine buyer is going to damage their objectives. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted Edge Hill conveyancing solicitors - not the ones that will provide the negotiator at the agency a referral fee or achieve conveyancing targets demanded by senior management.
I am tempted by the attractive purchase price for a two maisonettes in Edge Hill both have approximately fifty years left on the lease term. Will this present a problem?
There are no two ways about it. A leasehold flat in Edge Hill is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it reduces the salability of the premises. For most purchasers and mortgage companies, leases with less than eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Edge Hill conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I am the registered owner of a studio flat in Edge Hill, conveyancing formalities finalised in 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Edge Hill with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2090
With just 65 years remaining on your lease we estimate the premium for your lease extension to be between £13,300 and £15,400 plus 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 are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.
How and when do I pay the Stamp Duty Land Tax chargeable for my conveyancing in Edge Hill?
Your conveyancer will complete a stamp duty return on your behalf during your Edge Hill purchase transaction for you to sign. After completion your conveyancer will submit the Land Transaction Return Form to the Tax Authorities and - as long as they have the funds - settle any Stamp Duty liability on your behalf.