I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel solicitor as I would prefer to use a local conveyancing solicitor in Holme On Spalding Moor?
You should check but the the probability is that give you one of their panel solicitors where you take up the "fee-free" offer. Speak to the mortgage company and see if they make available a cash alternative. Some banks have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Holme On Spalding Moor.
We are downsizing from our property in Holme On Spalding Moor and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers used a web based conveyancing outfit rather than a conveyancing solicitor in Holme On Spalding Moor. Having lived in Holme On Spalding Moor for many years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. What do they say? You should check with 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 sickness)
I used Wolstenholmes a few years ago for my conveyancing in Holme On Spalding Moor. I now require my file but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Holme On Spalding Moor of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build apartment in Holme On Spalding Moor. Conveyancing is a frightening process 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 conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Holme On Spalding Moor
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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.
We're first time buyers - had an offer accepted, yet the property agent informed us that the owners will only issue a contract if we appoint their recommended solicitors as they want an ‘expedited deal’. We would rather use a high street conveyancer with experience of conveyancing in Holme On Spalding Moor
It is unlikely the owners are driving this. If they require ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Bypass the agents and go straight to the owners and explain that (a)you are genuine purchasers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you are going to appoint your own,trusted Holme On Spalding Moor conveyancing solicitors - not the ones that will earn their estate agent a commission or achieve conveyancing targets pre-set by HQ.
I am employed by a long established estate agent office in Holme On Spalding Moor where we have experienced a few leasehold sales jeopardised due to short leases. I have been given inconsistent advice from local Holme On Spalding Moor conveyancing solicitors. Please can you clarify whether the seller of a flat can instigate the lease extension process 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 simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord 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 buyer.
I purchased a ground floor flat in Holme On Spalding Moor, conveyancing formalities finalised in 2005. How much will my lease extension cost? Equivalent properties in Holme On Spalding Moor with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2103
With just 77 years unexpired we estimate the price of your lease extension to be between £7,600 and £8,800 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.