Have just purchased a repossessed house at auction in Middlewich. Conveyancing is needed. What are my next steps?
Given that you are now for in every practical sense signed on the dotted line you should retain a conveyancing lawyer soon as you are faced with a tight deadline in which to complete the property. An auction property should have a bespoke auction set of papers. This will likely include evidence of title and search results. Where you are dealing with leasehold premises the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You need to pass this on to the lawyer instructed by you ASAP. Do make sure that your finances are in place to complete on the on the contractual date .
Is it the case that all Middlewich conveyancing solicitors on the Nationwide conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be overseen by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel and in that case the practice would be regulated by the Council of Licensed Conveyancers.
I have paid off my mortgage with Lloyds. I assume I don't need a Middlewich property lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Middlewich is the location of the property. Can you shed any light on this issue?
Flying freeholds in Middlewich are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Middlewich you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Middlewich may ascertain 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 property.
My business partner and I are wishing to lease a unit on a shopping parade. Can you recommend conveyancers offering fixed fees for non-domestic conveyancing in Middlewich for less than 1500k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Middlewich, including the sale and acquisition of businesses as well as simply premises. If you are looking to purchase or sell a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right solicitor. Regarding the costs these will vary based on the structure and nuances of the proposed transaction. Let us have your contact information or call so as to enable us to supply you with a fixed commercial conveyancing quote.
My husband and I are novice buyers - had an offer accepted, but the estate agent has warned us that the owners will only issue a contract if we use the agent's preferred lawyers as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer used to conveyancing in Middlewich
We suspect that the owner is not behind this ultimatum. If they desire ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Try to communicate with the owners directly and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you are going to use your own,trusted Middlewich conveyancing solicitors - as opposed tothose that will give the estate agent a referral fee or meet his conveyancing figures pre-set by senior management.
My partner and I may need to let out our Middlewich garden flat for a while due to a career opportunity. We used a Middlewich conveyancing practice in 2002 but they have since shut and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Notwithstanding that your last Middlewich conveyancing lawyer is no longer around you can check your lease to check if it allows you to sublet the apartment. The rule is that if the lease is non-specific, subletting is allowed. There may be a precondition that you must obtain permission from your landlord or other appropriate person before subletting. The net result is that you cannot sublet in the absence of prior permission. The consent should not be unreasonably refused ore delayed. If your lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.
I inherited a 2 bed flat in Middlewich, conveyancing having been completed in 1995. 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? Similar properties in Middlewich with an extended lease are worth £179,000. The ground rent is £65 yearly. The lease terminates on 21st October 2082
With just 57 years remaining on your lease we estimate the price of your lease extension to span between £26,600 and £30,800 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
I'm buying a bungalow in Middlewich. I have found my conveyancer's company on the Law Society's list, but I can't see my lawyer's name as listed on the regulator's website. Is this a big problem?
Not all staff in the law firm must be listed by the regulator. As long there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unlicensed staff.