Our lawyer has discovered a a legal deficiency with the lease for the property we are buying in Keston. The other side have suggested title insurance as a workaround. We are happy with insurance and will pay for it. Our property lawyer says that he must be satisfied that the mortgage company is happy with this solution. Are we the client or is the bank?
Regardless of the fact that you have a mortgage offer from the lender does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the lender are the client. These conveyancing instructions have to be complied with.
I bought my home on 7 August and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Keston advises it should be concluded in a couple of weeks. Are titles in Keston particularly slow to register?
There is nothing unique when it comes to conveyancing in Keston registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether there are errors and if the Land registry must send notices to any other persons or bodies. At present approximately three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be protracted hold-ups. Registration takes place once the buyer has moved in to the premises thus registration formalities is not usually top priority but if it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.
I am buying a new build flat in Keston. 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 conveyancing.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Keston
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants.
In what way can the Landlord & Tenant Act 1954 affect my business property in Keston and how can your lawyers assist?
The particular law that you refer to affords protection to business lessees, giving them the dueness to apply to court for a renewal tenancy and continue in occupation at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Keston
My husband and I are first time buyers - agreed a price, but the estate agent informed us that the vendor will only go ahead if we use their chosen conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor who is familiar with conveyancing in Keston
We suspect that the seller is not behind this ultimatum. If they desire ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Bypass the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to use your preferred Keston conveyancing firm - not the ones that will earn their estate agent a kickback or achieve conveyancing thresholds set by senior management.
What are your top tips when it comes to appointing a Keston conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a Keston conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Keston conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:
What are the legal fees for lease extension work?
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Keston conveyancing firm to help?
Most definitely. We are happy to put you in touch with a Keston conveyancing firm who can help.
An example of a Lease Extension decision for a Keston flat is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired lease term was 50.57 years.