I am purchasing a house for cash in Yiewsley. I have been living for the previous dozen years in Yiewsley. Conveyancing searches are expensive. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a mortgage, then all but one or two of the Yiewsley conveyancing searches are non-obligatory. Your solicitor will 'advise', no-doubt strongly, that you should have searches carried out, but he has a professional duty to take that path of encouragement . One thing to take into account; if you are going to dispose of the house one day, it will likely be be of relevance to your prospective purchaser what the searches determine. On occasion properties with day to day issues can still reveal unpredicted search results. A good conveyancing solicitor in Yiewsley should provide you some practical advice in this regard.
My relative suggested that where I am purchasing in Yiewsley I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Yiewsley conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Yiewsley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Yiewsley Education with plans and statistics, Local Amenities and other useful information about Yiewsley.
The deeds to my house are lost. The lawyers who conducted the conveyancing in Yiewsley 10 years ago are no longer around. What are my options?
As long as the title is registered the information relating to your proprietorship will be retained by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, find your house and obtain up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases retain a certified duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one close by in Yiewsley I like with open areas and railway links nearby, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Yiewsley for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
I was advised by a few estate agents in Yiewsley to choose a solicitor using your seach tool. Is there a financial upside for Estate Agents to market your lawyers over and above another?
We don’t give any referral fee for pointing buyers and sellers our way. We thought it would be too underhand a fee as a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
Having checked my lease I have discovered that there are only Sixty One years left on my lease in Yiewsley. I need to extend my lease but my landlord is can not be found. 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 an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to prove that you have made all reasonable attempts to track down the landlord. On the whole a specialist should be helpful to try and locate and prepare a report which can be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s disappearance and the application to the County Court overseeing Yiewsley.
I have had difficulty in trying to purchase the freehold in Yiewsley. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We can put you in touch with a Yiewsley conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Yiewsley property is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case related to 2 flats. The remaining number of years on the lease was 69 years.