I am thinking of remortgaging my apartment in Longridge, does my lawyer have to be on the UBS Solicitor panel?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
What can a local search reveal concerning the house we're buying in Longridge?
Longridge conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for example PSG The local search is essential in every Longridge conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
Are there restrictive covenants that are commonly identified as part of conveyancing in Longridge?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Longridge. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How do I use the search app to choose a conveyancing lawyer in Longridge on the panel for my lender?
First choose a lender such as Yorkshire Building Society, Norwich and Peterborough Building Society or Nottingham Building Society then type in your preferred area for instance Longridge. Conveyancing organisations in Longridge and across England and Wales should be listed.
I am a negotiator for a long established estate agency in Longridge where we have witnessed a number of leasehold sales jeopardised as a result of short leases. I have been given inconsistent advice from local Longridge conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can instigate the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I inherited a garden flat in Longridge, conveyancing formalities finalised 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Longridge with a long lease are worth £197,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2077
With 55 years remaining on your lease we estimate the premium for your lease extension to range between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.
What is the distinction between surveying and conveyancing in Longridge?
Conveyancing - in Longridge or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are intending to buy and will help you discover the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the seller to remedy the problems prior to you move in.