I am acquiring an apartment in Greenfield. My Conveyancer is not listed on the lender conveyancing panel. Am I still permitted to use my Greenfield conveyancing solicitor notwithstanding that they are excluded from the lender approved list?
Various options include
- Complete the deal with your existing Greenfield lawyer but your bank will no doubt appoint a lawyer on their conveyancing panel. The net result is additional fees together with probable delay.
- Choose a new property lawyer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
- Convince your conveyancer to seek to join the bank panel
Do lenders provide you with an approved list of Greenfield conveyancing solicitors? How do you know who is on the Principality conveyancing panel?
Greenfield conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.
My friend recommended that where I am buying in Greenfield I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Greenfield conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Greenfield around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information concerning Greenfield.
Due to the input of my in-laws I had a survey completed on a property in Greenfield prior to appointing solicitors. I have been told that there is a flying freehold element to the property. The surveyor has said that some mortgage companies may not grant a mortgage on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Greenfield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Greenfield to see if the conveyancing will be more expensive.
How does the Landlord & Tenant Act 1954 impact my business property in Greenfield and how can you help?
The 1954 Act provides security of tenure to commercial lessees, giving them the legal entitlement to make a request to court for a new lease and continue in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Greenfield
I work for a busy estate agency in Greenfield where we see a number of leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Greenfield conveyancing solicitors. Please can you clarify whether the seller of a flat can initiate the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Greenfield Leasehold Conveyancing - Sample of Questions you should consider Prior to buying
Its a good idea to find out as much as you can regarding the managing agents as they will either make your living at the property much easier or uncomfortable. Being a leasehold owner you are frequently at the mercy of the managing agents from a financial perspective and when it comes to practical matters like the cleanliness of the common parts. Ask prospective neighbours if they are happy with them. On a final note, investigate as to the dates that the service charges are due to the managing agents and precisely how they are spending the funds. What is the maintenance charge and ground rent on the flat? Are there any major works on the horizon that will likely add a premium to the maintenance charges?