Unfortunately I am unable to travel far from Sawtry. Is there a reason why all Sawtry lawyers aren't included on all lender panels?
Mortgage Companies tend to impose restrictions on either the nature or the number of conveyancing practices on their panel. Typical examples of such criteria being that the firm needs to have at least two partners. In addition to restricting the structure of firm, some have decided to limit the size of their panel they allow to represent them. It is worth noting that building societies have no responsibility for the standard of advice given by any Sawtry solicitor on their approved list. Property fraud was the primary trigger for the reduction of conveyancing panels a few years ago notwithstanding that there are opposing opinions about the extent of solicitor involvement in some of that fraud. Data from HMLR indicates that thousands of law practices only carry out a couple of conveyances a year. Those advocating conveyancing panel pruning question why conveyancing firms deserve the right to remain on a lender panel when clearly property law is not their speciality?
I am thinking of mortgaging my apartment in Sawtry, does my lawyer have to be on the UBS Solicitor panel?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I am intent on selling our house in Sawtry and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a factory type conveyancing outfit rather than a conveyancing solicitor in Sawtry. We have lived in Sawtry for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation need.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? 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 ailment)
Over the last few months I have been searching for a ground for flat up to £245,000 and found one close by in Sawtry I like with open areas and transport links nearby, however it's only got 61 years unexpired on the lease. There is not much else in Sawtry in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a home loan the remaining unexpired lease term may be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
My business partner and I are hoping to lease a unit on the high street. Can you recommend solicitors offering competitive charges for commercial conveyancing in Sawtry for less than 2k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Sawtry, including the disposal and purchase of businesses as well as simply premises. Whether you are hoping to acquire or lease a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right lawyer. As for the charges this will depend on the structure and nuances of the proposed transaction. Please provide us with your details or telephone us so that we can provide you with a fixed commercial conveyancing calculation.
I've recently bought a leasehold flat in Sawtry. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Sawtry Conveyancing for Leasehold Flats - Examples of Queries before buying
-
Please note if it is no more than 80 years it will have adverse implications on the value of the property. It is worth checking with your lender that they are willing to lend given the lease term. A short lease means that you will almost definitely need a lease extension at some point and you need to have some idea of what this will be. Remember, in most cases you will be be obliged to have owned the residence for a couple of years in order to be eligible to carry out a lease extension. How much is the ground rent and service charge? The prefered form of lease structure is a share of the freehold. In this arrangement the tenants benefit from control and notwithstanding that a managing agent is usually retained if the building is larger than a house conversion, the managing agent acts for the leaseholders themselves.