Do the conveyancing practitioners identified via your search tool carry out auction conveyancing in Blackheath?
We know of a number of niche practitioners we can connect you with those specialising in auction conveyancing. Blackheath is one of our locations in which our lawyers have offices.
It is a dozen years since I bought my house in Blackheath. Conveyancing solicitors have just been retained on the sale but I am unable to track down my deeds. Is this a major issue?
You need not be too concerned. First the deeds may be retained by your lender or they may stored with the conveyancers who acted in your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Almost all conveyancing in Blackheath relates to registered property but in the rare situation where your property is unregistered it is more problematic but is not insurmountable.
I own a terraced Georgian house in Blackheath. Conveyancing practitioner acted for me and Alliance & Leicester . I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the matching address. Is it worth asking Alliance & Leicester to clarify?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Blackheath and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing practitioner who carried out the work.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Blackheath is where the house is located. What do you suggest?
Flying freeholds in Blackheath are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Blackheath you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackheath 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.
In sourcing the web for the phrase conveyancing in Blackheath it shows results of many conveyancersin the vicinity. How do I determine which is the suitable property lawyer for my move?
The best way of seeking the right conveyancer is via personal recommendation, so seek the counsel of colleagues and family who have acquired a property in Blackheath or the respected estate agent or financial adviser. Charges for conveyancing in Blackheath vary, so it's advisable to obtain a minimum of three fee estimates from varying types of property lawyers. Make sure that you clarify that the fees are fixed.
I am tempted by the attractive purchase price for a couple of maisonettes in Blackheath both have about forty five years remaining on the lease term. Will this present a problem?
There is no doubt about it. A leasehold apartment in Blackheath is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it adversely affects the value of the premises. The majority of purchasers and banks, leases with less than 75 years become less and less attractive. 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 premises 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 Blackheath conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed 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.
After months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Blackheath. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We can put you in touch with a Blackheath conveyancing firm who can help.
An example of a Lease Extension decision for a Blackheath residence is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case was in relation to 2 flats. The unexpired residue of the current lease was 72 years.