We are planning to move property in July. Should my conveyancing solicitor call the removal company on the day of completion. As an aside, can you put forward a removal company in Baguley. Conveyancing firm was organised before I stumbled across your website.
On the afternoon of completion you will need to collect the keys from your estate agent however this can only occur after the previous owners lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you can advise the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can assist you in locating a residential property solicitor in Baguley or a lawyer with expertise in conveyancing in Baguley.
I am expecting a DIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Baguley solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Baguley solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Baguley solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Baguley postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Baguley.
Should commercial conveyancing searches reveal proposed roadworks that could impact a commercial estate in Baguley?
Many commercial conveyancing solicitors in Baguley will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Baguley. The search result provides definitive information 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 Baguley.
For every commercial conveyancing transaction in Baguley it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Baguley commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Baguley.
Are there restrictive covenants that are commonly picked up during conveyancing in Baguley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Baguley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Am I right to be wary that estate agents that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a local Baguley conveyancing company?
As with lots of service providers, often suggestions from relatives can be extremely useful or valuable. But there are numerous players in a conveyancing transaction; estate agents, financial adviser and lenders may recommend solicitors to select. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but occasionally there exists a financial incentive behind the endorsement. You are free to select your preferred conveyancer. However, bear in mind that most lenders operate an approved list of solicitors you must use for the mortgage related work in your home move.
I have recently realised that I have Seventy years remaining on my lease in Baguley. I am keen to get lease extension but my freeholder is can not be found. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to locate the landlord. On the whole a specialist may be useful to try and locate 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 property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Baguley.
I am the registered owner of a studio flat in Baguley, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Baguley with a long lease are worth £207,000. The ground rent is £60 levied per year. The lease expires on 21st October 2081
With only 57 years unexpired we estimate the premium for your lease extension to be between £28,500 and £33,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to 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.
Can I determine who is the owner of a property in Baguley?
Provided the property is registered with HMLR, and you have sufficient details of the location of the premises, you will be able to view details from the HMLR of the registered proprietor for a fee.