Our mortgage company has recommended a law firm on their panel based in Exminster but I would rather choose a conveyancing lawyer in Exminster local to me. Are you able to assist?
Not all Exminster conveyancing firms are listed all banks conveyancing panel. Please make use of our search tool to choose a Exminster conveyancing firm on the on the lender panel.
Should commercial conveyancing searches reveal impending roadworks that may affect a commercial site in Exminster?
Its becoming the norm that commercial conveyancing solicitors in Exminster will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Exminster. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Exminster.
For each commercial conveyancing transaction in Exminster it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Exminster commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Exminster.
My wife and I own a terraced Victorian property in Exminster. Conveyancing practitioner represented me and The Mortgage Works. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to review 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 Exminster and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing solicitor who conducted the purchase.
I need to find a conveyancing solicitor for remortgage conveyancing in Exminster. I have chance upon a web site which seems to have the ideal answer If there is a chance to get all this stuff completed via phone that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I work for a long established estate agency in Exminster where we see a few flat sales derailed as a result of leases having less than 80 years remaining. I have received contradictory information from local Exminster conveyancing solicitors. Please can you shed some light as to whether the vendor of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible 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.
I bought a basement flat in Exminster, conveyancing formalities finalised 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Exminster with a long lease are worth £211,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ceases on 21st October 2093
With just 68 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
At what point do I pay the Stamp Duty Land Tax due for my purchase in Exminster?
Your property lawyer should complete a Land Transaction Return Form for you during your Exminster conveyancing transaction for you to sign. After completion your conveyancing practitioner will submit the Land Transaction Return Form to the Inland Revenue and - assuming they have the funds - discharge any Stamp Duty payable for you.