My fiance and I are intent on acquiring a ground floor flat in Hedge End. My Solicitor has never been on on the bank conveyancing list. Is it possible for me to retain my Hedge End conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?
You have a number of alternatives available to you here
- Carry on with your chosen Hedge End conveyancing practitioner but your mortgage company will no doubt appoint a conveyancer on their approved list. This will result in additional fees and likely delay.
- Choose a fresh solicitor to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
- Convince your conveyancer to do everything within their powers to join the mortgage company panel of solicitors
I am acquiring a house without a mortgage in Hedge End. I have lived for the previous Seventeen years in Hedge End. Conveyancing searches are expensive. As I know the area and road intimately must I have all the conveyancing searches?
In the absence of a mortgage, then almost all of the Hedge End conveyancing searches are at your discretion. Your lawyer will ’encourage you, perhaps strongly, that you should have searches completed, but she has a professional duty to take that path of guidance. One thing to take into account; if you are going to dispose of the house in the future, it will be of relevance to your prospective buyer what the searches disclose. On occasion premises with functional issues can still show up unpredicted search results. A good conveyancing solicitor in Hedge End will be able to give you some constructive advice here.
We are close to exchanging contracts on the sale of our home in Hedge End and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers instructed a web based conveyancing practice rather than a conveyancing solicitor in Hedge End. Having lived in Hedge End for many years we know that this is a non issue. Do we contact our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Are there restrictive covenants that are commonly picked up during conveyancing in Hedge End?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Hedge End. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
About to purchase a new build apartment in Hedge End. Conveyancing is daunting 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 is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Hedge End
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I've recently bought a leasehold flat in Hedge End. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation 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. However, your landlord may still be able to take action to forfeit the lease. It is an essential part 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 acquired a basement flat in Hedge End, conveyancing formalities finalised in 2002. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Hedge End with over 90 years remaining are worth £195,000. The ground rent is £45 per annum. The lease terminates on 21st October 2086
With just 64 years left to run we estimate the premium for your lease extension to be between £14,300 and £16,400 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.