Recently contacted my conveyancing lawyer in Guiseley who acted for me two years ago requesting a conveyancing costs illustration based on the same type of house sale & purchase (a leasehold premises and a freehold premises) of almost identical values with a loan from Britannia. It looks as though am now being charged twice the amount. Should I look for a cheaper online property lawyer?
The charges appear a bit high. If you shop around you could reduce the fees marginally by say a hundred pounds. That being said, if you were pleased with the assistance the firm provided you couldlive to regret choosing an an untested conveyancer. Remember to check that the conveyancer can also act for Britannia. You can use our search tool to get a quote a Guiseley conveyancing firm on the Britannia member panel, which can often include conveyancing solicitors in Guiseley.
I am the registered owner of a freehold premises in Guiseley yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Guiseley and has limited impact for conveyancing in Guiseley but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
I am considering remortgaging my apartment in Guiseley, does my lawyer need to be on the Yorkshire BS Solicitor panel?
There is nothing to stop you using your solicitor, but Yorkshire BS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
We are selling our house in Guiseley and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Guiseley conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a national conveyancing practice rather than a conveyancing solicitor in Guiseley. Having lived in Guiseley for three years we know of no issue. Should we contact our local Authority to seek clarification need.
It would appear that you 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 sickness)
The estate agent has sent us the confirmation of our purchase of a new build flat in Guiseley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Guiseley
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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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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.
I am employed by a long established estate agency in Guiseley where we have witnessed a few leasehold sales put at risk due to short leases. I have been given conflicting advice from local Guiseley conveyancing solicitors. Could you confirm whether the owner of a flat can start the lease extension formalities for the buyer?
As long as the seller has owned the lease 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 buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as 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.
I purchased a 1 bedroom flat in Guiseley, conveyancing was carried out in 2012. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Guiseley with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 levied per year. The lease finishes on 21st October 2082
You have 57 years unexpired we estimate the price of your lease extension to be between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.