It is 10 years ago since I bought my house in Denbigh. Conveyancing solicitors have just been retained on the sale but I can't find the title documents. Will this cause complications?
Don’t worry too much. Firstly the deeds may be with the mortgage company or they could be in the possession of the conveyancers who handled the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Denbigh involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
I need some quick conveyancing in Denbigh as I am under pressure to exchange contracts within one month. Thankfully I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are are a mortgage free purchaser you are at liberty not to have searches carried out although no conveyancer would suggest that you don't. With lots of history conveyancing in Denbigh the following are examples of what can be revealed and adversely impact market value: Refused Planning Applications, Overdue Charges, Overdue Grants, Railway Schemes,...
Just had an offer accepted on a new build flat in Denbigh. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Denbigh
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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.
I am looking for a ground for flat up to £305k and found one round the corner in Denbigh I like with a park and railway links nearby, however it's only got 51 remaining years left on the lease. There is not much else in Denbigh for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage the shortness of the lease will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
I need to instruct a conveyancing solicitor in Denbigh for my home move. Is it possible to review a firm’s complaints history with the legal regulator?
You may see documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA sometimes monitor call for training purposes.
I've recently bought a leasehold property in Denbigh. Do I have any liability for service charges for periods before completion of my purchase?
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 purchased a 1 bedroom flat in Denbigh, conveyancing having been completed 9 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Denbigh with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2097
With just 77 years unexpired we estimate the premium for your lease extension to range between £7,600 and £8,800 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.