I am need of leasehold conveyancing for an apartment in a fairly new development (6 years old) in Sale. Almost all the flats are already occupied. Is it strictly necessary to order local searches for my conveyancing in Sale?
If you are purchasing a property with the assistance of a loan, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Sale conveyancing searches are for you to decide upon. Your lawyer, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to find a new lawyer for your conveyancing in Sale.
I am aiming to move property in December. Should my conveyancing solicitor update the removal company on the completion day. Incidentally, can you put forward a removal company in Sale. Conveyancing lawyer was chosen prior to coming across your website.
On the day of completion you can collect the keys from your selling agent however this can only be done after the previous owners solicitors confirm to the agent that the monies to complete are in and the keys can be collected. Subsequently you should tell the removal company that you are ready to move in. We are not in a position to suggest a specific removal company but can help you find a residential property solicitor in Sale or a legal practice with expertise in conveyancing in Sale.
We previously appointed solicitors located in Sale on the UBS solicitor approved list. They have just billed me a separate charge for handling the UBS mortgage. Is this an additional conveyancing fee specified by UBS?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner may charge a fee for this. The charge is not dictated by UBS but by your Sale property lawyer. Some firms on the UBS panel will charge an ‘acting for lender’ fee and others do not.
I am buying a property in Sale. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?
As your lender is Principality your lawyer must comply with the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Principality. The CML Handbook includes minimum conditions for solar panel roof-space leases, and lawyers are required to report to Principality where a lease does not meet these requirements. The conditions relate to the installation of panels on properties nationwide and is not limited to Sale.
I own a terraced Victorian house in Sale. Conveyancing practitioner acted for me and Birmingham Midshires. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the exact same property. Is it worth asking Birmingham Midshires to clarify?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sale and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing lawyer who carried out the work.
Over the last few months I have been searching for a flat up to £235,500 and identified one close by in Sale I like with amenity areas and station in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Sale suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan that many years will likely be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities 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 lawyer concerning this matter.
I was pointed in your direction by numerous selling agents in Sale to get a quote from a solicitor on your site. What’s the financial inducement for Estate Agents to offer your services rather than alternative conveyancing organisations?
We refuse to offer any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult a fee as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I want to rent out my leasehold apartment in Sale. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
Your lease dictates the relationship between the landlord and you the leaseholder; specifically, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Sale do not contain strict prohibition on subletting – such a provision would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
I invested in buying a basement flat in Sale, conveyancing was carried out March 2007. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Sale with an extended lease are worth £216,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2093
You have 69 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.