My wife and I have recently appointed a conveyancing solicitor in Stocksbridge. I need to find out if they are on the Barnsley Building Society conveyancing panel. Can you advise?
The first thing to do is e-mail your conveyancer and ask them if they are on the lender panel. Alternatively you can call Barnsley Building Society who may be able to assist.
My relative recommended that where I am purchasing in Stocksbridge I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Stocksbridge conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Stocksbridge around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Stocksbridge Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful data concerning Stocksbridge.
three months have elapsed since my purchase conveyancing in Stocksbridge concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build flat in Stocksbridge. Conveyancing is a frightening process 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 legal work.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Stocksbridge
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision.
My cousin has suggested that I instruct his conveyancing solicitors in Stocksbridge. Do I follow his advice?
No doubt the ideal way to find a conveyancing lawyer is to get guidance from friends or family who have actually used the solicitor you're considering.
I am employed by a busy estate agency in Stocksbridge where we have experienced a number of leasehold sales put at risk as a result of short leases. I have received inconsistent advice from local Stocksbridge conveyancing solicitors. Could you clarify whether the seller of a flat can commence the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner 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. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. 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 extend the lease informally by agreement with the landlord 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 buyer.
I acquired a studio flat in Stocksbridge, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Stocksbridge with an extended lease are worth £165,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2102
With only 77 years left to run we estimate the price of your lease extension to span between £7,600 and £8,800 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.