A colleague pointed out to me me that in purchasing a property in Gresford there may be various restrictions preventing external alterations to a property. Is this right?
We are aware of a number of properties in Gresford which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Gresford should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
After much negotiation I have agreed a price on a house in Gresford. My financial adviser pressured me to appoint their property lawyer. I paid an advanced payment of £175. Not long after, the lawyer called me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Our offer on a detached house in Gresford has been agreed to, the vendors do nevertheless have an associated purchase. The vendors have put an offer on a property, but it’s not yet tied up, and are looking at other properties booked. I have instructed a nearby conveyancing solicitor in Gresford. What should be my next step? When should I get the mortgage application with Nationwide started?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then survey, Gresford conveyancing search fees, etc). The first thing to do is ensure that your lawyer is on the Nationwide approved list. As to the next stages this very much depends on the circumstances of your case, attraction to the property and on the state of the market. During a hot market the majority of buyers would apply for a home loan with Nationwide and pay for the valuation and only if it comes back ok would they ask their conveyancing practitioner to move forward with searches.
What can a local search reveal about the house we're buying in Gresford?
Gresford conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search is essential in every Gresford conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
I have a semi-detached Georgian property in Gresford. Conveyancing practitioner represented me and Bank of Ireland. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for 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 Gresford and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing solicitor who carried out the work.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Gresford is the location of the property. Can you offer any opinion?
Flying freeholds in Gresford 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 Gresford you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gresford may decide 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 cousin has urged me to instruct his conveyancing solicitors in Gresford. Should I find my own property lawyer?
Much as we are happy to recommend a Gresford conveyancing lawyer it’s preferable to select a conveyancing lawyer is to seek feedback from friends or family who have actually used the firm you're are thinking of instructing.
I own a leasehold house in Gresford. Conveyancing and Britannia mortgage organised. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Gresford who acted for me is not around. Any advice?
First make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a Gresford conveyancing solicitor to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a 1st floor flat in Gresford, conveyancing having been completed January 2010. Can you work out an approximate cost of a lease extension? Corresponding properties in Gresford with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £55 levied per year. The lease expires on 21st October 2081
You have 56 years unexpired we estimate the price of your lease extension to be between £29,500 and £34,000 as well as costs.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.