I have just been advised by my financial adviser that my Freshford the law firm I have appointed is not on the mortgage company Solicitor panel. What can I do to check?
The best course of action for you to take is to contact your Freshford lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
I am buying a new build flat in Freshford. 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.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Freshford
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I have been on the look out for a flat up to £245,000 and identified one round the corner in Freshford I like with open areas and transport links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Freshford in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage the shortness of the lease will be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they 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.
Are there any apps to help locate a Freshford solicitor on the Godiva Mortgages Ltd conveyancing panel? I am a keen cyclist and am willing to travel upto 10miles to meet the lawyer.
Feel free to make use of the tool on this page. Please choose the mortgage company and your location and you will see a number of Freshford conveyancing lawyers located nearest you. We have listed some Freshford conveyancing firms towards the end of this page and you can ring them to check if they are on the Godiva Mortgages Ltd approved list
I would like to let out my leasehold flat in Freshford. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
The lease dictates the relationship between the landlord and you the flat owner; specifically, it will set out if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Freshford do not prevent subletting altogether – such a provision would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
I acquired a garden flat in Freshford, conveyancing was carried out August 2012. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Freshford with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease terminates on 21st October 2100
With 75 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
The conveyancers conducting our conveyancing in Freshford has sent documents to review that show the land is unregistered with epitome documents. How can it be that the property not registred at HM Land Regsitry?
Although most properties in Freshford are now registered with HMLR there are still some that remain unregistered. Any property in Freshford that has been transferred since the late 1980’s will have been registered at the HMLR under the compulsory ‘first registration’ scheme. However, if a Freshford property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Freshford conveyancing lawyers will be able to handle such matters but if any uncertainty reigns the usual guidance presently is for the seller to register it first and thereafter deal with the sale conveyance - this will predictably result in a significant delay.