We selected a Lisvane based firm for my conveyancing in Lisvane last week. Upon checking the Ts and Cs I notewe are responsible for fees even if the dealdoes not happen. Should I ditch them and choose a web based firm offering no completion no cost conveyancing in Lisvane?
It is usually a trade off in that if "No Completion No Fee" is available then the fee levels will generally be uplifted to cover the transactions that do not proceed. Dont forget that such schemes tend not to protect you from disbursements such as Lisvane conveyancing search expenses.
I purchased a freehold residence in Lisvane yet invoiced for rent, why is this and what is this?
It is rare for properties in Lisvane and has limited impact for conveyancing in Lisvane but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
Do commercial conveyancing searches reveal impending roadworks that may affect a commercial site in Lisvane?
Its becoming the norm that commercial conveyancing solicitors in Lisvane will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Lisvane. The search result provides definitive data 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 Lisvane.
For each commercial conveyancing transaction in Lisvane it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Lisvane commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Lisvane.
It has been five months following my purchase conveyancing in Lisvane took place. I have checked the Land Registry website 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 premises 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.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Lisvane is where the house is located. What do you suggest?
Flying freeholds in Lisvane are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lisvane you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lisvane 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.
I only have Seventy years unexpired on my lease in Lisvane. I now wish to extend my lease but my freeholder is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you have used your best endeavours to locate the lessor. In some cases an enquiry agent should be helpful to try and locate and to produce a report which can be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer both on investigating the landlord’s disappearance and the application to the County Court covering Lisvane.
I own a leasehold flat in Lisvane, conveyancing formalities finalised June 1997. Can you work out an approximate cost of a lease extension? Comparable flats in Lisvane with a long lease are worth £186,000. The ground rent is £55 yearly. The lease comes to an end on 21st October 2078
With only 52 years left to run we estimate the premium for your lease extension to span between £29,500 and £34,000 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.