It is 10 years ago since I bought my house in Badsey. Conveyancing lawyers have just been retained on the sale but I am unable to find my title deeds. Will this cause complications?
You need not be too concerned. Firstly there is a chance that the deeds will be with your mortgage company or they may be in the possession of the conveyancers who acted in the purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Badsey relates to registered property but in the rare situation where your home is not registered it is more tricky but is resolvable.
What will a local search reveal concerning the property my wife and I purchasing in Badsey?
Badsey conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search plays an important part in many a Badsey conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I have justdiscovered that Arc property Solicitors have been shut down. They conducted my conveyancing in Badsey for a purchase of a freehold house 18 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The quickest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Badsey conveyancing specialists.
I'm buying a new build house in Badsey with the aid of help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not disclose to my lawyer about this side-deal as it could put at risk my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How does the Landlord & Tenant Act 1954 affect my business offices in Badsey and how can your lawyers assist?
The 1954 Act affords security of tenure to commercial tenants, granting the right to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Badsey is one of the numerous areas of the UK in which our lawyers are based
I am a negotiator for a long established estate agent office in Badsey where we have witnessed a number of leasehold sales jeopardised due to short leases. I have received inconsistent advice from local Badsey conveyancing solicitors. Please can you clarify whether the vendor of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I purchased a studio flat in Badsey, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Badsey with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease expires on 21st October 2080
You have 56 years remaining on your lease the likely cost is going to range between £29,500 and £34,000 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.