I am acquiring a property mortgage free in Grasmere. I have resided for the previous Seventeen years in Grasmere. Conveyancing searches are exorbitant. As I have knowledge of the area and road very well must I have all the conveyancing searches?
If you not getting a mortgage, then all but one or two of the Grasmere conveyancing searches are optional. Your conveyancer will try and steer you, no-doubt strongly, that you should have searches done, but she has a professional duty to do this. Do bear in mind; if you are going to sell the house one day, it could be of relevance to your prospective purchaser what the searches determine. There are plenty of instances where premises with day to day issues can still throw up negative search results. A competent conveyancing solicitor in Grasmere should provide you some constructive advice concerning this.
We are intent on selling our property in Grasmere and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Grasmere conveyancer would know that there is no such problem. It does beg the question why the purchasers used a nationwide conveyancing firm as opposed to a conveyancing solicitor in Grasmere. We have lived in Grasmere for three years we know that this is a non issue. Do we contact our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should 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 health insurance to cover that same illness)
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. Grasmere is where the house is located. Is there any guidance you can give?
Flying freeholds in Grasmere are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Grasmere you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grasmere 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.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Grasmere and how can your lawyers assist?
The 1954 Act gives security of tenure to commercial tenants, granting the right to apply to court for a renewal tenancy and continue in occupation when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Grasmere is one of the many areas of the UK in which the firms we work with have offices
My husband and I are a fortnight into a residential purchase having been directed to solicitors by the high street agent to carry out the conveyancing in Grasmere. We are not happy. Can you you assist me in finding new lawyers?
A lawyer would have to be very bad to suggest diss instructing them. Has your mortgage offer been sent? If so you must advise them of the new contact details and have the offer are issued to the new lawyers. Your new solicitor ideally needs to be on the lenders approved list to avoid added fees and delays. So that should be your starting point. The search tool should help you find a bank approved solicitor for your home move in Grasmere
I have recently realised that I have Seventy years left on my lease in Grasmere. I now wish to extend my lease but my freeholder is missing. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to find the freeholder. For most situations a specialist would be useful to carry out a search and to produce a report which can be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Grasmere.
I inherited a split level flat in Grasmere, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Grasmere with a long lease are worth £197,000. The ground rent is £55 invoiced annually. The lease runs out on 21st October 2079
You have 54 years left to run we estimate the price of your lease extension to span between £32,300 and £37,400 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you 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 you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.