I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to instruct a high street conveyancing solicitor in Winnersh?
Do check but the the probability is that appoint one of their panel lawyers where you want the "fee-free" deal. Call the bank and ask if they allow a cash alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Winnersh.
We are downsizing from our home in Winnersh and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Winnersh lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a factory type conveyancing practice as opposed to a conveyancing solicitor in Winnersh. Having lived in Winnersh for three years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to 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 sickness)
I have been on the look out for a ground for flat up to £235,500 and identified one near me in Winnersh I like with open areas and station in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Winnersh for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a mortgage the remaining unexpired lease term will likely be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
In what way does the Landlord & Tenant Act 1954 affect my commercial property in Winnersh and how can your lawyers assist?
The particular law that you refer to gives security of tenure to commercial lessees, giving them the a statutory right to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Winnersh is one of the many locations in which the firms we work with have offices
Helen (my wife) and I may need to let out our Winnersh garden flat temporarily due to taking a sabbatical. We instructed a Winnersh conveyancing practice in 2004 but they have since shut and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your last Winnersh conveyancing solicitor is not available you can review your lease to see if it allows you to sublet the apartment. The rule is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you must obtain permission from your landlord or other appropriate person in advance of subletting. The net result is that you cannot sublet in the absence of prior permission. The consent is not allowed to be unreasonably withheld. If your lease prohibits you from subletting the property you should ask your landlord for their consent.
Winnersh Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying
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How many of the leaseholders are in arrears for their service charge payments? What restrictions exist in the Winnersh Lease? Generally speaking the cost for major works tend not to be built into the maintenance charges, although there some managing agents in Winnersh obliged leasehold owners to contribute towards a sinking fund and this is used to offset against major works.
A licensed conveyancer dealt with my conveyancing in Winnersh 8 years ago having stored my registration certificates but has since been shut down – What steps do I now take to get hold of these?
Deeds, as such, are no longer appropriate for the majority of homes in Winnersh are recorded electronically at Land Registry. Where you need to show evidence of proprietorship or are disposing of or refinancing your conveyancer can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.