I have paid off my mortgage with Co-operative. I assume I don't need a Berrylands lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Berrylands bank branch on various occasions and was told they are content with the situation and they will lend. My Berrylands conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. Who do I believe?
Provided that the lawyer is on the lender panel, she or he must adhere to the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
After shopping around on the internet I have found a Berrylands conveyancing practitioner having made sure that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
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 Berrylands 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 Berrylands.
Will commercial conveyancing searches disclose impending roadworks that may affect a commercial property in Berrylands?
Its becoming the norm that commercial conveyancing solicitors in Berrylands will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Berrylands. The search result 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 Berrylands.
For every commercial conveyancing transaction in Berrylands 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 could cause delays to Berrylands commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Berrylands.
My company is wishing to take an assignment of a lease of an office on the high street. Can you recommend conveyancers offering fixed fees for non-domestic conveyancing in Berrylands for below £1,200?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Berrylands, including the disposal and acquisition of businesses as well as simply property. If you are looking to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we will find you the right lawyer. Regarding the costs this will depend on the structure and terms of the deal. Please provide us with your contact information or call so as to enable us to provide you with a fixed commercial conveyancing quote.
In my capacity as executor for the will of my aunt I am disposing of a property in Swansea but reside in Berrylands. My lawyer (who is 300 miles from meneeds me to sign a stat dec before completion. Can you recommend a conveyancing practitioner in Berrylands to attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Berrylands based
Last December I purchased a leasehold property in Berrylands. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have tried to negotiate informally with with my landlord for a lease extension without success. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Berrylands conveyancing firm to help?
You certainly can. We can put you in touch with a Berrylands conveyancing firm who can help.
An example of a Lease Extension decision for a Berrylands property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.
My husband and I today become aware that one of the directors of the solicitors acting on the purchase conveyancing in Berrylands is an aunty of the owners that we are purchasing from. Is this allowed?
Provided there is no conflict of interest this is permitted. Where you are requiring mortgage finance then the mortgage company may have a say as many mortgage companies have specific requirements on this. For example for Halifax Loans as of 22/5/2019, the requirements read as follows :