We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel lawyer as I would much rather appoint a Ruislip Manor based conveyancing firm?
You should check but the chances are that appoint one of their panel conveyancers if you want the "fee-free" incentive. Speak to the bank to explore if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Ruislip Manor.
A relative advised me that where I am purchasing in Ruislip Manor I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Ruislip Manor conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Ruislip Manor around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data regarding Ruislip Manor.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Ruislip Manor. Conveyancing is daunting 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 is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Ruislip Manor
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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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants.
I opted to have a survey done on a house in Ruislip Manor ahead of instructing lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some banks will not give a loan on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ruislip Manor. Conveyancing will be smoother if you use a solicitor in Ruislip Manor especially if they are accustomed to such properties in Ruislip Manor.
My company is intending to lease a unit on the high street. Can you recommend lawyers offering competitive charges for non-domestic conveyancing in Ruislip Manor for under £1,200?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Ruislip Manor, including the sale and purchase of businesses as well as simply premises. Whether you are intending to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right lawyer. Regarding the fees these will vary based on the structure and terms of the deal. Please provide us with your details or telephone us so that we can supply you with a fixed commercial conveyancing quote.
I am a negotiator for a busy estate agent office in Ruislip Manor where we have experienced a few flat sales jeopardised as a result of short leases. I have received inconsistent advice from local Ruislip Manor conveyancing firms. Can you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Ruislip Manor conveyancing firm to assist?
Absolutely. We are happy to put you in touch with a Ruislip Manor conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Ruislip Manor residence is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case related to 1 flat. The remaining number of years on the lease was 53.26 years.