Are you able to vouch for a Barnsley Building Society allowed Leicester conveyancing firm who can have us moved in within two weeks? Am I best advised to go for a local Leicester solicitor or a national comparison site?
We can recommend some very good Leicester conveyancing firms. Another option is to visit the main road in Leicester. Visit some well established firms and ask to speak with a conveyancing solicitor for a fee estimate. Mention your requirements together with your reasons and ask for a commitment on your deadline. Choose the lawyer that genuine.
What happens if my lawyer’s firm is removed from the RBS Solicitor panel ahead of completing my conveyancing in Leicester?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My partner and I are selling our property in Leicester and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers used an online conveyancing firm as opposed to a conveyancing solicitor in Leicester. Having lived in Leicester for many years we know that this is a non issue. Should we get in touch with our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. What do they say? 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 ailment)
How can the Landlord & Tenant Act 1954 affect my commercial property in Leicester and how can your lawyers assist?
The 1954 Act affords a safeguard to commercial lessees, granting the a statutory right to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that 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 to your advantage and assist with commercial conveyancing in Leicester
I am tempted by the attractive purchase price for a two maisonettes in Leicester which have in the region of 50 years unexpired on the lease term. Will this present a problem?
There are no two ways about it. A leasehold apartment in Leicester is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it reduces the salability of the premises. The majority of buyers and banks, leases with under eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Leicester conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Leicester Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing
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How long is the Lease? The prefered form of lease structure is if the freehold interest is in the ownership of the leaseholders. In this scenario the lessees have control and notwithstanding that a managing agent is often retained if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. This question is helpful as a) areas may result in problems for the building as the common areas may start to deteriorate where repairs are not paid for b) if the tenants have a dispute with the managing agents you will want to have full disclosure
My husband and I are purchasing a 2 room housein Leicester with a residential mortgage from a lender. We like our conveyancer in Leicester however our bank advise he's not on their "panel". We have to appoint one of the our bank panel solicitors or stay with our Leicester solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that our bank use our Leicester lawyer?
No, not really. The mortgage company mortgage offered to you is subject to conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. in the past, most lenders had open panels, including most conveyancing solicitors in Leicester : 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 solicitors to apply to be on the conveyancing panel for your lender.