Unfortunately I am unable to travel far from Blythe Bridge. Is there a reason why all Blythe Bridge solicitors aren't automatically on all bank panels?
Banks ordinarily restrict either the nature or volume of conveyancing solicitors on their panel. A common example of such criteria being that the practice needs to have at least two partners. As well as restricting the type of firm, some building societies decided to limit the size of their panel they allow to represent them. You should note that banks have no liability for the standard of service provided by any Blythe Bridge conveyancing practitioner on their approved list. Property fraud was a key driver in the reduction of conveyancing panels a few years ago even though there are differing points of view concerning whether solicitors sat at the center of that fraud. Data via the Land Registry exposes that thousands of law organisations only transact one or two conveyances a year. Those advocating conveyancing panel consolidation question why conveyancing firms deserve the right to be on a bank panel when it is evident that property law is not their primary expertise?
It is is a decade since I purchased my home in Blythe Bridge. Conveyancing solicitors have just been appointed on the sale but I am unable to find my title documents. Is this a major issue?
You need not be too concerned. First the deeds may be with your mortgage company or they may be in the possession of the lawyers who handled your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Blythe Bridge involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
I need some expedited conveyancing in Blythe Bridge as I have pressure to exchange contracts in less than one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you have the choice not to do searches although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Blythe Bridge the following are instances of what can be revealed and therefore impact the marketability of the property: Enforcement Notices, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
The estate agent has sent us the confirmation of our purchase of a new build apartment in Blythe Bridge. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Blythe Bridge
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Should I use a Blythe Bridge conveyancing lawyer based in the area that I am buying? An old friend can execute the legal formalities however her office is 300miles drive away.
The primary upside of using a high street Blythe Bridge conveyancing firm is that you can drop in to sign documents, hand in your identification documents and pester them if necessary. Having local Blythe Bridge know how is a plus. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were happy that must outweigh using an unknown Blythe Bridge conveyancing lawyer solely due to them being based in the area.
I am looking at a two maisonettes in Blythe Bridge both have in the region of fifty years unexpired on the leases. Will this present a problem?
There is no doubt about it. A leasehold apartment in Blythe Bridge is a wasting asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the marketability of the property. For most purchasers and lenders, leases with under 75 years become less and less attractive. On a more upbeat 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 Blythe Bridge 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.
Leasehold Conveyancing in Blythe Bridge - Examples of Questions you should ask before buying
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Please note if it is no more than eighty years it will impact the marketability of the flat. Check with your bank that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and it is worth finding out what this would cost. Remember, in most cases you would need to own the premises for 24 months in order to be legally able to carry out a lease extension. The majority of Blythe Bridge leasehold flats will incur a service bill for maintenance of the building levied on behalf of the freeholder. Should you buy the property you will have to meet this amount, usually in instalments throughout the year. This can differ from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a ground rent to be met annual, ordinarily this is not a large figure, say approximately £25-£75 but you need to enquire it because sometimes it can be many hundreds of pounds. What is the service charge and ground rent on the flat?