I decided to go with a Fenham based solicitor for our conveyancing in Fenham recently. After carefully reading the Ts and Cs it is apparent thatI am liable for costs even if the dealdoes not go ahead. Should I go with them or instruct a web based solicitor practice promoting no-sale-no-fee conveyancing in Fenham?
Generally there is a concession along the lines that if "No Completion No Fee" is available then the fee levels will tend to be be higher to offset the transactions that do not go ahead. You should be mindful that these offerings rarely protect you from outlay such your Fenham conveyancing search expenses.
A relative advised me that where I am purchasing in Fenham I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Fenham conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Fenham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Fenham Education with plans and statistics, Local Amenities and other useful data about Fenham.
I bought my apartment on 1 March and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Fenham said it will be recorded inside ten days. Are titles in Fenham uniquely lengthy to register?
There is nothing unique about conveyancing in Fenham registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any interested parties. As of today roughly 80% of such applications are fully addressed within 12 days but some can be subject to protracted delays. Registration is effected once the buyer is living at the property thus 'speed' is not typically top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.
The estate agent has sent us the confirmation of our purchase of a new build flat in Fenham. Conveyancing is necessary evil 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 conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Fenham
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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.
I am looking for a flat up to £235,500 and found one close by in Fenham I like with open areas and station nearby, however it only has 49 years on the lease. I can't really find anything else in Fenham suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage that many years will likely be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
I work for a busy estate agent office in Fenham where we see a number of leasehold sales derailed due to leases having less than 80 years remaining. I have received inconsistent advice from local Fenham conveyancing firms. Please can you confirm whether the seller of a flat can commence 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 commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser 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 has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 purchaser.
Fenham Leasehold Conveyancing - A selection of Questions you should consider Prior to Purchasing
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Is anyone aware of any major works in the planning that will add a premium to the maintenance costs? Are any of leasehold owners in dispute over their service charge liability? What is the length of the lease?