We are due to exchange on the purchase of a property in Stroud but as a consequence of wreckage from a small fire at the property I have managed to agree compensation from the current proprietors of £2k in the form of a adjustment in the price. This was going to be dealt with as part of a side agreement yet Skipton will not permit this. Should they have been informed?
Your conveyancing practitioner being on a Skipton conveyancing panel is required to disclose to Skipton of any variations to the sale price. If you prohibit your conveyancer to report the reduction to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new property lawyer for your conveyancing in Stroud.
I used Stirling Law a few years past for my conveyancing in Stroud. I now require my file but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Stroud of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build flat in Stroud. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Stroud
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Please confirm the Lease plans are architect prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision.
I decided to have a survey carried out on a house in Stroud before retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some banks may not issue a mortgage on such a house.
It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Stroud. Conveyancing will be smoother if you use a solicitor in Stroud especially if they are familiar with such properties in Stroud.
I wish to let out my leasehold flat in Stroud. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Some leases for properties in Stroud do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I am the registered owner of a ground floor flat in Stroud, conveyancing having been completed 8 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Stroud with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2084
With only 58 years left to run the likely cost is going to range between £22,800 and £26,400 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
When it comes to my conveyancing in Stroud should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Stroud conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the solicitor's time in submitting the funds this way.