Is the fact that my solicitor in Mickleover is not identified on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Mickleover conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Have purchased a a semi-detached house in Mickleover , how long will it take for the Land Registry to register my title? My Mickleover conveyancing solicitor works at snail pace, so I want to check the land registry aspects are addressed.
There is nothing unique about conveyancing in Mickleover registration formalities. Rather than based on location, timeframes can vary depending on the party submitting the application, whether it is in order and whether the Land registry have to notify any other persons or bodies. At present in the region of 80% of submission are completed in less than three weeks but occasionally there can be protracted hold-ups. Historically registration is effected after the purchaser is living at the premises thus post completion formalities is not usually top priority but if there is a degree of urgency associated with the registration then you or your lawyers should contact the land registry and explain the circumstances.
Just had an offer accepted on a new build apartment in Mickleover. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Mickleover
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one near me in Mickleover I like with open areas and station nearby, however it only has 49 remaining years left on the lease. There is not much else in Mickleover for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage the shortness of the lease will be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
In what way does the Landlord & Tenant Act 1954 affect my business property in Mickleover and how can you help?
The 1954 Act gives security of tenure to commercial lessees, giving them the dueness to make a request to court for a new lease and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Mickleover is one of our many locations in which the firms we work with are based
I am a negotiator for a busy estate agency in Mickleover where we see a few flat sales derailed due to short leases. I have been given inconsistent advice from local Mickleover conveyancing firms. Please can you shed some light as to whether the vendor of a flat can commence the lease extension process for the buyer?
As long as the seller has been the owner 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. This means that the buyer need not have 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 sale.
An alternative approach is 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.
Mickleover Leasehold Conveyancing - A selection of Queries Prior to buying
Does the lease have onerous restrictions? How long is the Lease?