I am need of leasehold conveyancing for a flat in a fairly new development (five years built) in St Annes Park. 95% of the flats are already occupied. Is it really necessary to order local searches for my conveyancing in St Annes Park?
You would be putting yourself at risk in refusing to carrying out St Annes Park conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in no uncertain terms that you have them. If speed and expenses are primary concerns you should discuss with your lawyer about the possibility of search insurance
Completed the sale of my flat in St Annes Park last August but my buyer keeps calling every few hours to moan that their solicitor is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
Following your sale your lawyer is committed to send the transfer documentation and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor should also send confirmation that the legal charge in favour of the lender has been paid off to the buyers conveyancers. There is unlikely to be post completion tasks unique to conveyancing in St Annes Park.
What happens if my solicitor is expelled from the UBS Conveyancing panel ahead of completing my conveyancing in St Annes Park?
First, this is very unlikely to happen. 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 at a cost.
I am looking for a ground for flat up to £195,000 and identified one close by in St Annes Park I like with amenity areas and railway links nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in St Annes Park in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
My business partner and I are intending to lease a unit on the high street. Can you recommend solicitors offering no-move-no fees for non-domestic conveyancing in St Annes Park for under £2000?
We can recommend firms who have well rounded knowledge of commercial conveyancing in St Annes Park, including the sale and purchase of businesses as well as simply property. If you are hoping to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right firm. Regarding the fees this will depend on the structure and nuances of the proposed transaction. Please provide us with your details or telephone us so that we may provide you with a detailed commercial conveyancing quote.
Are St Annes Park conveyancing solicitors duty bound by the Law Society to issue transparent conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in St Annes Park or beyond.