Can I be sure that the Oakleigh Park conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Oakleigh Park getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your transaction.
I am expecting a DIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Oakleigh Park solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Oakleigh Park solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Oakleigh Park property lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
The estate agent has sent us the confirmation of our purchase of a new build apartment in Oakleigh Park. Conveyancing is a frightening process 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.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Oakleigh Park
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I am looking for a leasehold apartment up to £195,000 and identified one close by in Oakleigh Park I like with open areas and railway links in the vicinity, however it only has 52 remaining years left on the lease. I can't really find anything else in Oakleigh Park for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you require a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
We are 17 days into a freehold purchase having been referred to a firm by the local agent to carry out the conveyancing in Oakleigh Park. I am not happy. Could you you assist me in finding new lawyers?
A conveyancer would have to be very bad to suggest replacing them. Has the mortgage been issued? If so you need to inform them of the new contact details and ensure the offer are re-issued. The conveyancer should be on the mortgage company approved list to avoid added fees and delays. So that should be your starting point. Our find a solicitor tool can assist you in finding a bank approved lawyer for your conveyancing in Oakleigh Park
Notwithstanding our best efforts, we have been unsuccessful in trying to purchase the freehold in Oakleigh Park. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a absentee landlord or if there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the LVT to decide the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Oakleigh Park residence is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case affected 1 flat. The unexpired term as at the valuation date was 76 years.
When it comes to leasehold conveyancing in Oakleigh Park what are the most common lease problems?
Leasehold conveyancing in Oakleigh Park is not unique. All leases are individual and legal mistakes in the legal wording can result in certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:
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A provision for the recovery of money spent for the benefit of another party. A provision to repair to or maintain elements of the property
You could have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, The Mortgage Works, and TSB all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.
I bought a flat in Oakleigh Park last 22/12/2023 and to date it is still not recorded with HM Land Registry. It was part of a development site and my property lawyer told me that it may take 12 months to complete the registration formalities. I have spoken with HMLR directly and they say that the original application was cancelled due to questions not being addressed in time. Do I need to be concerned?
It is your property lawyer that you really need to contact in order to satisfy any issues which have been raised as part of the registration formalities for your Oakleigh Park property. Normal Oakleigh Park conveyancing practice includes an undertaking on the part of the vendor’s solicitor that they will help resolve any requirements raised by HMLR so it may be a case of taking action to enforce that undertaking in some way.