Me and my brother purchased a renovated Victorian property in Ladbroke Grove. Conveyancing practitioner acted for me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the matching property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be 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 Ladbroke Grove and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who completed the work.
About to purchase a new build flat in Ladbroke Grove. 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.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Ladbroke Grove
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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. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
I have been on the look out for a ground for flat up to £195,000 and found one round the corner in Ladbroke Grove I like with a park and station nearby, however it only has 51 remaining years left on the lease. I can't really find anything else in Ladbroke Grove in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a home loan the shortness of the lease may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
My father-in-law has encouraged me to instruct his conveyancers in Ladbroke Grove. Should I use them?
No doubt the best way to select a conveyancing practitioner is to seek guidance from friends or family who have actually used the firm that you are considering.
Estate agents have just been given the go-ahead to market my 2 bed flat in Ladbroke Grove. Conveyancing solicitors are to be appointed soon, however I have recently received a yearly maintenance charge invoice – Do I pay up?
The sensible thing to do is pay the maintenance contribution as you normally would because all ground rent and maintenance charges should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Ladbroke Grove conveyancing firm to act on my behalf?
Absolutely. We are happy to put you in touch with a Ladbroke Grove conveyancing firm who can help.
An example of a Lease Extension decision for a Ladbroke Grove premises is Flat 1 57 Oxford Gardens in January 2014. the Tribunal decided that the premium to be paidfor a new lease is £61,650.00. This case was in relation to 1 flat. The unexpired term was 60 years.
My friend mentioned that when choosing a conveyancing lawyer they need approved by your bank. I am first time buyer with but I have an offer in principle via Santander and I already have a local conveyancing lawyer in Ladbroke Grove at the ready. Will HSBC need an approved solicitor to be used? Does a directory of panel solicitors even exist so I can appoint a conveyancing solicitor in Ladbroke Grove?
You should use a solicitor that is on the HSBC panel. The simplest thing to do is telephone your chosen Ladbroke Grove conveyancing solicitor and ask if they are on the HSBC panel. If they are not on the panel you have a couple of options available to you here:
- Proceed with your preferred Ladbroke Grove lawyer but HSBC will need to retain a solicitor from their approved panel. The net impact is additional charges together with probable interruption.
- Appoint a fresh conveyancer to conduct the conveyancing, obviously checking they are on the HSBC conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to join the HSBC conveyancing panel.