It is a dozen years since I acquired my home in Marple Bridge. Conveyancing lawyers have just been appointed on the sale but I am unable to track down the deeds. Is this a major issue?
You need not be too concerned. First the deeds may be with your lender or they may be in the possession of the solicitor who oversaw your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Marple Bridge involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
My wife and I are downsizing from our home in Marple Bridge and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed an online conveyancing outfit rather than a conveyancing solicitor in Marple Bridge. Having lived in Marple Bridge for 4 years we know of no issue. Do we contact our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor 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 illness)
The estate agent has sent us the confirmation of our purchase of a new build flat in Marple Bridge. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Marple Bridge
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There must be mutual enforceability of lessee’s covenants. 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. Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared.
I have been on the look out for a ground for flat up to £245,000 and found one round the corner in Marple Bridge I like with a park and station in the vicinity, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Marple Bridge in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Marple Bridge and how can you help?
The 1954 Act affords a safeguard to business leaseholders, granting the right to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Marple Bridge is one of our hundreds of areas of the UK in which our lawyers are located
We are about to exchange buying a property in Marple Bridge but as a consequence of wreckage from the recent storms I have agreed compensation from the seller of £3k in the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process however the bank will not permit this. Why were they involved?
The property lawyer listed on a mortgage company approved list is required to advise the lender of any amendments to the purchase amount. If you did not allow your property lawyer to report the price change to your lender then they would need to discontinue representing you and the mortgage company.