We are looking to buy a flat and require a conveyancing solicitor in Ulverston who is on the Co-operative approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Ulverston.
We're in Ulverston, First timers buying with a mortgage (lender is Santander , and our solicitor is on the Santander conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am planning on selling our property in Ulverston and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Ulverston lawyer would know that there is no such problem. It does beg the question why the buyers used a factory type conveyancing outfit rather than a conveyancing solicitor in Ulverston. We have lived in Ulverston for 5 years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should 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 life insurance to cover that same illness)
Despite weeks of looking the Title Certificate and documents to my house can not be found. The conveyancers who conducted the conveyancing in Ulverston 5 years ago have long since closed. Will I be able to sell the house?
As long as you have a registered title the information relating to your proprietorship will be evidenced by the Land Registry with a Title Number. It is easy to conduct a search at the Land Registry, identify your property and order up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be obtained for a small fee.
What does commercial conveyancing in Ulverston cover?
Ulverston conveyancing for business premises incorporates a broad array of advice, given by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
Having checked my lease I have discovered that there are only Seventy years left on my lease in Ulverston. I am keen to get lease extension but my landlord is absent. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to track down the lessor. For most situations an enquiry agent may be helpful to conduct investigations and prepare a report to be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a conveyancer both on proving the landlord’s absence and the application to the County Court covering Ulverston.
I inherited a leasehold flat in Ulverston, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Ulverston with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £65 yearly. The lease ceases on 21st October 2087
You have 61 years remaining on your lease the likely cost is going to span between £19,000 and £22,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.