It is a dozen years since I acquired my home in Robertsbridge. Conveyancing lawyers have just been retained on the sale but I am unable to find my deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be with the mortgage company or they may still be with the conveyancers who acted in the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Robertsbridge involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
We hope to to purchase with Loughborough BS. We have called around locally but cant to find a Robertsbridge conveyancing firm on the Loughborough BS panel. Could you assist?
You should make use of the search tool on this web page. Please choose the building society and type Robertsbridge or your preferred area and you will be presented with numerous conveyancers based in Robertsbridge or nearest you.
My partner and I are intent on selling our property in Robertsbridge and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the buyers instructed an online conveyancing firm rather than a conveyancing solicitor in Robertsbridge. Having lived in Robertsbridge for three years we know that this is a non issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. 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 health insurance to cover that same sickness)
What is different about your site and alternative online quote calculators when it comes to conveyancing in Robertsbridge?
At this site receive a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Robertsbridge. Unlike many estate agents and many comparison sites we are not in the business of charging firms a fee if you choose them for your property ownership legalities in Robertsbridge
I am tempted by the attractive purchase price for a two apartments in Robertsbridge both have in the region of 50 years remaining on the leases. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold flat in Robertsbridge is a wasting asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it reduces the salability of the premises. The majority of purchasers and lenders, leases with under eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property 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 a residence 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 Robertsbridge 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 any new 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.
I bought a basement flat in Robertsbridge, conveyancing was carried out 7 years ago. Can you work out an approximate cost of a lease extension? Similar properties in Robertsbridge with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease ends on 21st October 2085
You have 60 years left to run we estimate the premium for your lease extension to span between £20,000 and £23,000 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
One month into buying a residence in Robertsbridge. Conveyancing lawyer has called to say the title is "Leasehold". Should this adversely affect our lender’s valuation?
Robertsbridge conveyancing does not usually involve leasehold houses. The key factor here is the remaining lease term and the ground rent. If there are hundred of years years remaining with a nominal rent, it's almost the same as freehold, so it’s unlikely to impact the value significantly.
At the other end of the spectrum, if it's, say, fifty five years it will have a significant impact on the saleability, and probably wouldn't be acceptable to the mortgage company. The remaining lease term and ground rent will be set out in the lease provided to your conveyancer.