It has come to my attention via my mortgage broker that my Henley On Thames solicitor is not on the lender Solicitor panel. How can I be certain whether this is indeed the case?
You need to call your Henley On Thames lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they may be able to suggest a Henley On Thames conveyancing practice that is on the approved list of lawyers for your lender.
Would the conveyancing practitioners listed on your site handle right to buy conveyancing in Henley On Thames?
We work with a variety of conveyancing conveyancers who can conduct right to buy conveyancing Please contact the lawyers listed with a view to get a costs calculation.
Can your site be used to locate a Conveyancing solicitor in Henley On Thames even where I’m not buying or disposing of a house, for example where I wish to acquire a shop in Henley On Thames with a mortgage from Birmingham Midshires?
Our search tool is primarily there to select domestic conveyancing solicitors in Henley On Thames but we have recorded towards the end of this page a selection of Henley On Thames commercial conveyancing firms. You will need to make contact with the company directly to establish if they are also authorised to represent Birmingham Midshires
Just bought a detached house in Henley On Thames , What is the estimated time for the Land Registry to register the transfer to my name? My Henley On Thames conveyancing solicitor works at snail pace, so I want to be certain the registration is concluded.
There is nothing unique about conveyancing in Henley On Thames registration formalities. Rather than based on location, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. As of today approximately 80% of such applications are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Registration occurs after the purchaser has moved in to the premises therefore an expedited registration is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Henley On Thames is the location of the property. Is there any guidance you can give?
Flying freeholds in Henley On Thames are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Henley On Thames you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Henley On Thames may ascertain 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 premises.
I am a negotiator for a reputable estate agent office in Henley On Thames where we see a few flat sales jeopardised due to short leases. I have been given inconsistent advice from local Henley On Thames conveyancing firms. Please can you shed some light as to whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to 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 buyer.
I invested in buying a leasehold flat in Henley On Thames, conveyancing having been completed in 1998. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Henley On Thames with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ends on 21st October 2101
With only 77 years unexpired we estimate the price of your lease extension to range between £7,600 and £8,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.