I am purchasing a property for cash in Ramsbottom. I have resided for the previous twelve years in Ramsbottom. Conveyancing searches are expensive. As I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a home loan, then almost all of the Ramsbottom conveyancing searches are at your discretion. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches carried out, but he has a professional duty to take that path of guidance. Do bear in mind; if you are likely to dispose of the house one day, it could be of importance to your prospective buyer what the searches disclose. There are plenty of instances where houses with day to day issues can still show up negative search results. A competent conveyancing solicitor in Ramsbottom should be able to give you some practical advice concerning this.
Please explain the implications if my lawyer’s firm is removed from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Ramsbottom?
First, this is a very rare occurrence. 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.
I got the keys to my home on 10 November and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Ramsbottom said it should be dealt with inside ten days. Are properties in Ramsbottom uniquely lengthy to register?
There is nothing unique about conveyancing in Ramsbottom registration formalities. Rather than based on location, timescales can differ according to who lodges the application, whether it is in order and if the Land registry need to notify any 3rd persons or bodies. At present in the region of three quarters of submission are completed in less than three weeks but some can be subject to longer delays. Registration takes place after the new owner is living at the premises therefore post completion formalities is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers can contact the land registry and explain the circumstances.
Just had an offer accepted on a new build flat in Ramsbottom. 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 conveyancing.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ramsbottom
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I opted to have a survey done on a property in Ramsbottom before retaining lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders tend not grant a mortgage on this type of premises.
It varies from the lender to lender. HSBC has different instructions from Halifax. If you contact us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ramsbottom. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ramsbottom to see if the conveyancing costs will increase in light of this.
There are only Seventy years remaining on my lease in Ramsbottom. I now wish to extend my lease but my freeholder is absent. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to prove that you have made all reasonable attempts to track down the landlord. For most situations a specialist would be useful to carry out a search and prepare a report which can be used as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering Ramsbottom.
I bought a basement flat in Ramsbottom, conveyancing having been completed May 2008. Can you work out an approximate cost of a lease extension? Similar flats in Ramsbottom with an extended lease are worth £171,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2105
You have 79 years remaining on your lease we estimate the premium for your lease extension to be between £7,600 and £8,800 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.