I have given 8 weeks notice to my current landlord and have to leave my rented flat in Grappenhall by 25/11/2020. Conveyancing for my house purchase is progressing. Is it possible to complete in three weeks as I wish to avoid having to move into temporary accommodation?
Generally one should not provide notice on a rental until exchange of contracts has taken place. Assuming that you have not already done so, speak to your conveyancer and request that they cajole the sellers side, try to get a realistic time scale from them that all parties will work to achieve
It is 10 years ago since I purchased my house in Grappenhall. Conveyancing solicitors have just been retained on the sale but I am unable to track down the title documents. Is this a problem?
You need not be too concerned. First there is a chance that the deeds will be retained by the mortgage company or they could be in the possession of the conveyancers who acted in your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Grappenhall involves registered property but in the rare situation where your property is not registered it is more problematic but is resolvable.
Will our lawyer be raising enquiries regarding flooding during the conveyancing in Grappenhall.
Flooding is a growing risk for lawyers carrying out conveyancing in Grappenhall. There are those who acquire a property in Grappenhall, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, but there are a numerous checks that may be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Grappenhall. The standard property information forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to determine if the premises has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the seller, then a buyer may commence a legal claim for losses resulting from an incorrect reply. The buyer’s lawyers should also carry out an environmental search. This should reveal whether there is any known flood risk. If so, further inquiries should be carried out.
About to purchase a new build apartment in Grappenhall. Conveyancing is daunting 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 legal work.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Grappenhall
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared.
I only have 72 years remaining on my lease in Grappenhall. I am keen to extend my lease but my landlord is missing. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to locate the landlord. For most situations an enquiry agent should be helpful to conduct investigations and to produce a report which can be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s disappearance and the application to the County Court overseeing Grappenhall.
I bought a 1 bedroom flat in Grappenhall, conveyancing was carried out in 2010. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Grappenhall with an extended lease are worth £222,000. The ground rent is £50 yearly. The lease ends on 21st October 2091
You have 71 years unexpired the likely cost is going to span between £9,500 and £11,000 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
Please set examples of compelling benefits to using a local property lawyer in Grappenhall
Many purchasers and sellers in Grappenhall prefer a nearby high street lawyer so that they can visit just in case they have concerns, and to execute paperwork without using the Royal Mail.
We would suggest that there is a distinct edge when selecting a lawyer nearby to the house you are planning to purchase, due to the familiarity of the locality and possible local concerns - however this is debatable. The majority of conveyancers are now online and may be almost anywhere.