Do I select a Licenced Conveyancer or Solicitor for conveyancing in Glastonbury?
There are many registered licenced Conveyancers in Glastonbury and Solicitor practices in Glastonbury who can assist with your conveyancing We would stress that both are regulated professionals specialising in the legal work in transferring property. The two can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am helping my niece sell her property in Glastonbury. Does the solicitor arrange the EPC or it is for the seller to coordinate?
Following the abolition of Home Information Packs, energy assessments remained a required part of moving property. An energy assessment needs to be commissioned before the property is put on the market. This is not a task that lawyers ordinarily arrange. Where you are instructing a Glastonbury conveyancing solicitor they may help arrange EPC’s due to their contacts with reputable Glastonbury energy assessors
The mortgage over my property is with Yorkshire BS for my property in Glastonbury. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?
Yorkshire BS must be informed of your intention in advance of renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel solicitor.
My partner and I are close to exchanging contracts on the sale of our property in Glastonbury and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing practice rather than a conveyancing solicitor in Glastonbury. We have lived in Glastonbury for 4 years we know of no issue. Do we get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I purchased a terraced Georgian property in Glastonbury. Conveyancing practitioner represented me and Accord Mortgages Ltd. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You should 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Glastonbury and other areas of 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 buyers. You can also check the position with the conveyancing practitioner who conducted the conveyancing.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Glastonbury is where the house is located. Is there any advice you can give?
Flying freeholds in Glastonbury are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Glastonbury you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Glastonbury may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My husband and I are first time buyers - had an offer accepted, yet the agent informed us that the owners will only proceed if we appoint their recommended lawyers as they are insisting on an ‘expedited deal’. We would rather use a high street conveyancer who is familiar with conveyancing in Glastonbury
It is highly unlikely the owners are behind this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Contact the sellers directly and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)however you will continue to use your own,trusted Glastonbury conveyancing solicitors - not the ones that will provide their negotiator at the agency a referral fee or hit his conveyancing thresholds demanded by senior management.
There are only 68 years left on my flat in Glastonbury. I am keen to get lease extension but my freeholder is can not be found. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you have used your best endeavours to track down the landlord. On the whole an enquiry agent should be useful to try and locate and prepare a report to be used as proof that the landlord is indeed missing. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s disappearance and the application to the County Court overseeing Glastonbury.
I acquired a ground floor flat in Glastonbury, conveyancing was carried out in 1995. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Glastonbury with an extended lease are worth £165,000. The ground rent is £50 yearly. The lease ceases on 21st October 2104
You have 78 years remaining on your lease we estimate the price of your lease extension to be between £7,600 and £8,800 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.