It is is a decade since I purchased my home in Kings Heath. Conveyancing solicitors have recently been instructed on the sale but I can't track down the title deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be retained by your lender or they may be in the possession of the conveyancers who handled the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Kings Heath involves registered property but in the unlikely event that your home is unregistered it is more of a problem but is not insurmountable.
We are downsizing from our property in Kings Heath and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the buyers are using an internet conveyancing firm as opposed to a conveyancing solicitor in Kings Heath. We have lived in Kings Heath for three years we know of no issue. Do we contact our local Authority to get clarification need.
It would appear that you have a conveyancing firm already. What do they say? You should 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)
4 months have elapsed following my purchase conveyancing in Kings Heath took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In what way can the Landlord & Tenant Act 1954 affect my business property in Kings Heath and how can your lawyers assist?
The particular law that you refer to gives a safeguard to commercial lessees, giving them the a statutory right to apply to court for a new tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Kings Heath
As co-executor for the estate of my grandfather I am selling a residence in Newport but live in Kings Heath. My conveyancer (who is 200 kilometers awayrequires that I execute a statutory declaration prior to completion. Can you recommend a conveyancing solicitor in Kings Heath to witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Kings Heath based
When it comes to leasehold conveyancing in Kings Heath what are the most common lease problems?
Leasehold conveyancing in Kings Heath is not unique. All leases are unique and drafting errors can result in certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:
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Service charge per centages that don't add up correctly leaving a shortfall A duty to insure the building
You may have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, The Royal Bank of Scotland, and TSB all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.
I invested in buying a basement flat in Kings Heath, conveyancing having been completed September 1998. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Kings Heath with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2102
With 76 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.