Am I correct in assuming that the fact that my conveyancer in Navenby is not listed on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Navenby conveyancing firm and enquire why they are no longer on the approved list for your lender.
What will a local search reveal regarding the house my wife and I buying in Navenby?
Navenby conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for example Xpress Legal The local search plays an important part in most Navenby conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
The deeds to my house can not be found. The lawyers who did the conveyancing in Navenby 5 years ago have long since closed. Will I be able to sell the house?
You no longer need to hold title deeds to prove you own the land or property, given that the Land Registry hold details of all registered land or property electronically.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Navenby. Conveyancing is daunting 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.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Navenby
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There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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 impact my business premises in Navenby and how can you help?
The 1954 Act provides security of tenure to commercial lessees, giving them the dueness to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Navenby is one of the many locations in which our lawyers are based
I only have 62 years left on my flat in Navenby. I now wish to extend my lease but my landlord is can not be found. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to prove that you have made all reasonable attempts to track down the lessor. For most situations an enquiry agent should be helpful to conduct investigations and prepare a report to be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Navenby.
Leasehold Conveyancing in Navenby - Examples of Queries Prior to buying
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Is the freehold owned collectively by the leaseholders? How much is the ground rent and service charge? It is important to be aware if redecorating or some other major work is coming up that will be shared between the leaseholders and will materially impact the level of the service fees or result in a specific invoice.