We are purchasing a 1 bedroom apartment in Kingsley with a mortgage. We like our Kingsley lawyer, however the bank says he's not on their "panel". We have to appoint one of the lender panel solicitors or retain our Kingsley conveyancer and pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Kingsley conveyancing lawyer to apply to be on the conveyancing panel.
I am close to exchanging contracts on the sale of our property in Kingsley and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Kingsley lawyer would know that there is no such problem. It does beg the question why the purchasers are using a national conveyancing firm as opposed to a conveyancing solicitor in Kingsley. Having lived in Kingsley for 5 years we know of no issue. Should we get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm already. Are they able to advise? 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 illness)
I have justbeen informed that Action Conveyancing have closed. They carried out my conveyancing in Kingsley for a purchase of a leasehold apartment 9 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The easiest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Kingsley conveyancing specialists.
About to purchase a new build flat in Kingsley. 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 few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Kingsley
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
In what way can the Landlord & Tenant Act 1954 affect my commercial property in Kingsley and how can you help?
The 1954 Act affords a safeguard to business lessees, giving them the a statutory right to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Kingsley
I own a leasehold flat in Kingsley. Conveyancing and Accord Mortgages Ltd mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Kingsley who acted for me is not around. What should I do?
The first thing you should do is contact the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Kingsley conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a basement flat in Kingsley, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Kingsley with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease expires on 21st October 2100
With just 74 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.