My lawyer has discovered a a legal deficiency with the lease for the apartment we are buying in Denham. The seller’s lawyers have offered defective title insurance as a solution. We are content with insurance and will pay for it. Our conveyancing practitioner has advised that he must check that the mortgage company is happy with this solution. Who is the client here, us or the mortgage company ?
Even though you have a mortgage offer from the bank does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the lender are the client. The appropriate lender provisions must be adhered to.
Can I use your services to recommend a Conveyancing solicitor in Denham even where I’m not purchasing or selling a house, for example if I want to acquire a shop in Denham with a mortgage from Alliance & Leicester ?
Our search tool is primarily there to help choose domestic conveyancing solicitors in Denham but we have listed at the bottom of this page some Denham commercial conveyancing firms. You should make contact with the solicitors directly to check if they are also authorised to represent Alliance & Leicester
My mortgage company has recommended a law firm on their panel based in Denham but I would rather choose a conveyancing lawyer in Denham or nearer to where I live. Can you assist?
It is by no means the case that all Denham conveyancing firms are listed all lender’s conveyancing panel. Please make the most of the above find an approved solicitor tool to choose a Denham conveyancing conveyancer on the on the mortgage company panel.
I moved into my house on 8 May and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Denham expressed confidence that it should be recorded in less than a month. Are properties in Denham particularly slow to register?
As far as conveyancing in Denham registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. Currently in the region of 80% of such applications are fully dealt with within 12 days but occasionally there can be longer hold-ups. Registration is effected after the buyer is living at the property thus post completion formalities is not always an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.
I have been on the look out for a flat up to £305k and identified one round the corner in Denham I like with open areas and transport links nearby, however it only has 52 years on the lease. I can't really find anything else in Denham for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage the shortness of the lease may be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
Having had my offer accepted I require leasehold conveyancing in Denham. Before I set the wheels in motion I require certainty as to the remaining lease term.
If the lease is recorded at the land registry - and almost all are in Denham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Denham conveyancing firm to help?
in cases where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the sum to be paid.
An example of a Lease Extension decision for a Denham residence is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case related to 3 flats. The unexpired term as at the valuation date was 71 years.