We are purchasing our first property. Our lawyer has texted usto ask if we wish to take out supplemental conveyancing searches. Unfortunately we in the dark as to what's necessary for conveyancing in Herne Bay
The extent of Herne Bay conveyancing searches depends primarily on the property, the location, the likelihood of any of these risks, your knowledge of the area and risks, your overall appetite to risk. What matters is that you properly comprehend what information each search could provide. Then you can make a decision if you consider that you need that information. Where you are in doubt, ask the solicitor to explain.
My partner and I are selling our house in Herne Bay and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers used a nationwide conveyancing practice as opposed to a conveyancing solicitor in Herne Bay. Having lived in Herne Bay for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing firm already. What do they say? You must check with 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)
I have recentlydiscovered that Stirling Law have been shut down. They conducted my conveyancing in Herne Bay for a purchase of a leasehold flat 12 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The quickest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Herne Bay conveyancing specialists.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Herne Bay is where the house is located. Is there any advice you can impart?
Flying freeholds in Herne Bay are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Herne Bay 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 Herne Bay 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 residence.
In what way does the Landlord & Tenant Act 1954 affect my commercial property in Herne Bay and how can your lawyers assist?
The particular law that you refer to gives security of tenure to business lessees, granting the legal entitlement to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Herne Bay
I happen to be an executor of my recently deceased aunt’s Will, with a bungalow in Herne Bay which is to be sold. The property is unregistered at HMLR and I'm advised that some EAs will insist that it is in place before they'll move forward. What's the mechanism for this?
In the situation that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.