My relative advised me that if I am purchasing in Newbridge I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard Newbridge conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Newbridge around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Newbridge Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Newbridge Education with maps and statistics, Local Amenities and other useful information concerning Newbridge.
Me and my brother own a semi-detached Georgian house in Newbridge. Conveyancing lawyer acted for me and Chelsea Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Newbridge and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing solicitor who conducted the purchase.
I am buying a new build flat in Newbridge. Conveyancing is daunting 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 selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Newbridge
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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants.
My husband and I are FTB’s - had an offer accepted, yet the property agent informed us that the seller will only proceed if we instruct their recommended conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a family solicitor with experience of conveyancing in Newbridge
It is improbable the vendors are driving this. Should the owner desire ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Try to communicate with the sellers directly and make the point that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you are going to instruct your own,trusted Newbridge conveyancing firm - rather thanthose that will provide their negotiator at the agency a commission or meet his conveyancing figures pre-set by HQ.
I would like to let out my leasehold apartment in Newbridge. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Even though your previous Newbridge conveyancing lawyer is not available you can check your lease to see if it allows you to sublet the apartment. The rule is that if the lease is silent, subletting is permitted. Quite often there is a prerequisite that you need to obtain permission from your landlord or other appropriate person prior to subletting. This means that you cannot sublet without prior permission. The consent is not allowed to be unreasonably turned down. If your lease prohibits you from subletting the property you should ask your landlord if they are willing to waive this restriction.
I invested in buying a garden flat in Newbridge, conveyancing formalities finalised June 1999. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Newbridge with an extended lease are worth £216,000. The ground rent is £50 per annum. The lease finishes on 21st October 2093
You have 69 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 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 renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
Is it true that a Newbridge conveyancing practice has court proceedings brought against them by clients for failing to conduct the right conveyancing searches?
We are not aware of such a Newbridge conveyancing claim but according to a recent report, a couple purchasing a home elsewhere in England successfully sued their conveyancing practitioner due to development plans to build a wind farm not being identified in conveyancing searches.
If you are buying in Newbridge It is important that your property lawyer conduct all Newbridge conveyancing searches necessary making sure that you have accurate and up to date information before purchasing a property.