I require conveyancing for a flat in a relatively new development (seven years old) in Rocester. The vast majority the flats are already disposed of. Do I need carry out the conveyancing searches for my conveyancing in Rocester?
If you getting a loan, your bank will require some (many) of the searches so you'll have no choice. If not, then Rocester conveyancing searches are optional. Your solicitor, will 'advise', perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Rocester.
When does exchange of contracts take place for sale conveyancing in Rocester and do I need to be at the conveyancers office?
Where you are near to our conveyancing solicitors in Rocester you are invited in to sign contracts. That being said, the firms we recommend supply a national conveyancing service and give as equally comprehensive and professional a job for you when dealing with you electronically. The signing of the property agreement is not when everything is set in stone. Signing on the dotted line simply enables the firm to address the formalities at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Rocester)to be in the office at the appropriate time.
Please explain the implications if my lawyer’s firm is suspended from the Barclays Solicitor panel ahead of completing my conveyancing in Rocester?
The first thing to point out is that, 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 for a fee.
Will commercial conveyancing searches disclose proposed roadworks that may affect a commercial estate in Rocester?
Its becoming the norm that commercial conveyancing solicitors in Rocester will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Rocester. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Rocester.
For each commercial conveyancing transaction in Rocester it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Rocester commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Rocester.
How can the Landlord & Tenant Act 1954 affect my commercial offices in Rocester and how can you help?
The 1954 Act affords security of tenure to business lessees, giving them the a statutory right to make a request to court for a renewal lease and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Rocester is one of our hundreds of locations in which our lawyers are located
I’m about to sell my basement flat in Rocester. Conveyancing lawyers have not yet been instructed, but I have just received a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the maintenance contribution as you normally would as all ground rent and maintenance invoices should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I am the registered owner of a studio flat in Rocester, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Rocester with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 2089
With just 65 years unexpired we estimate the premium for your lease extension to range between £13,300 and £15,400 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.