It is a dozen years since I purchased my property in Grassendale. Conveyancing solicitors have now been retained on the sale but I am unable to find my deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be kept by your lender or they could stored with the solicitor who oversaw your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Nearly all conveyancing in Grassendale involves registered property but in the unlikely event that your home is not registered it is more problematic but is not insurmountable.
I am buying a garden flat in Grassendale. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Grassendale you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Grassendale.
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial site in Grassendale?
Many commercial conveyancing solicitors in Grassendale will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Grassendale. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Grassendale.
For each commercial conveyancing transaction in Grassendale it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Grassendale commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Grassendale.
My wife and I have a terraced Edwardian house in Grassendale. Conveyancing solicitor acted for me and The Royal Bank of Scotland. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be 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 Grassendale and other areas of 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 the conveyancing practitioner who carried out the work.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Grassendale is where the house is located. Can you offer any advice?
Flying freeholds in Grassendale are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Grassendale you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grassendale may determine 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 residence.
Estate agents have just been given the go-ahead to market my ground floor flat in Grassendale. Conveyancing has not commenced, however I have just had a half-yearly service charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the service charge as usual because all rents and maintenance charges should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I invested in buying a garden flat in Grassendale, conveyancing was carried out in 1999. How much will my lease extension cost? Corresponding flats in Grassendale with an extended lease are worth £170,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2102
With just 78 years left to run we estimate the premium for your lease extension to range between £7,600 and £8,800 plus professional fees.
The figure that we have given is a general guide to costs for renewing 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 taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.