Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Henlow?
Its becoming the norm that commercial conveyancing solicitors in Henlow will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Henlow. The report sets out 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 Henlow.
For each commercial conveyancing transaction in Henlow 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 could result in delays to Henlow commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Henlow.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Henlow is the location of the property. What do you suggest?
Flying freeholds in Henlow are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Henlow you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Henlow may decide 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.
In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Henlow and how can you help?
The particular law that you refer to provides security of tenure to business leaseholders, granting the right to make a request to court for a continuation of occupancy when the lease reaches 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 firms who use the act to your advantage and help with commercial conveyancing in Henlow
I need to instruct a conveyancing solicitor for leasehold conveyancing in Henlow. I happened to discover a web site which appears to be the perfect offering If it is possible to get all this stuff completed via web that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Do you have any top tips for leasehold conveyancing in Henlow with the aim of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Henlow can be avoided if you get in touch lawyers the minute you market your property and request that they start to collate the leasehold information which will be required by the buyers’ lawyers. Some Henlow leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you have had any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to present the dispute as historic rather than ongoing. Many freeholders or Management Companies in Henlow levy fees for supplying management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Henlow. You believe that you know the number of years left on your lease but you should double-check by asking your lawyers. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is under 75 years. In the circumstances it is important at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.
Leasehold Conveyancing in Henlow - Sample of Queries before buying
How many of the leaseholders are in arrears for their maintenance charge payments? On the whole the outlay for major works tend not to be included within service charges, although a few managing agents in Henlow ask leaseholders to pay into a sinking fund created for the specific intention of building a fund for major repairs or maintenance. Are there any major works in the planning that will likely increase the service fees?
Partway through the sale of a leasehold flat in Henlow. Conveyancing lawyers are doing their job but we are being charged a fortune from the freeholder. To date we have forked out £268 for a leasehold management pack and then a further £134.40 for supplemental queries raised by the buyers property lawyer.
Your lawyer will not have any control over the extent of the bill for this information however the average fee for the information for Henlow leasehold property is £395. When it comes to Henlow conveyancing deals it is customary for the seller to cover the charges. The freeholder or their agents are under no legal obligation to answer these questions although many will be content to do so - albeit often at high prices where the fees bear little relation to the work involved. Regretfully there is no legislation that mandates set fees for administrative tasks. There is no legal time limit by which they are duty bound to provide answers.