Much to our surprise we have been notified by our financial adviser that my Biggleswade solicitor is not on the lender Conveyancing panel. What can I do to check?
You need to contact your Biggleswade conveyancer. You lawyer should advise you of the situation. Where they are not on the panel they may be able to suggest a Biggleswade conveyancing firm that is on the approved list of lawyers for your lender.
We are purchasing a flat and need a conveyancing solicitor in Biggleswade who is on the UBS conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Biggleswade.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Biggleswade is the location of the property. Is there any advice you can give?
Flying freeholds in Biggleswade are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Biggleswade you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Biggleswade may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My business partner and I are intending to take over a lease of an office on the high street. Can you recommend conveyancers offering no-sale-no fees for commercial conveyancing in Biggleswade for below £1,200?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Biggleswade, including the disposal and purchase of businesses as well as simply property. If you are intending to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we can find you the right solicitor. As for the charges this will depend on the structure and nuances of the proposed transaction. Let us have your contact information or phone us so that we can supply you with comprehensive commercial conveyancing quote.
My husband and I are first time buyers - had an offer accepted, but the estate agent informed us that the seller will only proceed if we use the agent's chosen solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Biggleswade
We suspect that the owner is unaware of this request. If they require ‘a quick sale', turning down a serious buyer is going to damage their objectives. Avoid the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you intend to use your preferred Biggleswade conveyancing lawyers - rather thanthe ones that will give their negotiator at the agency a kickback or hit his conveyancing thresholds pre-set by senior management.
I am tempted by the attractive purchase price for a two maisonettes in Biggleswade which have approximately fifty years left on the leases. Will this present a problem?
There is no doubt about it. A leasehold flat in Biggleswade is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it adversely affects the salability of the property. The majority of buyers and lenders, leases with less than 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Biggleswade conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I purchased a garden flat in Biggleswade, conveyancing was carried out in 2010. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Biggleswade with over 90 years remaining are worth £190,000. The ground rent is £65 yearly. The lease comes to an end on 21st October 2086
With only 61 years unexpired we estimate the premium for your lease extension to be between £18,100 and £20,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.