Will conveyancers ask for money up-front for conveyancing in North Baddesley?
If you are buying a property in North Baddesley your solicitor will request that you put them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any down payment is payable against the total price then this should be asked for shortly in advance of contracts are exchanged. The final balance that is due should be transferred shortly before completion.
Should our solicitor be asking questions concerning flooding during the conveyancing in North Baddesley.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in North Baddesley. Some people will buy a house in North Baddesley, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, but there are a various searches that can be undertaken by the buyer or by their solicitors which can give them a better appreciation of the risks in North Baddesley. The standard information given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the vendor to discover if the premises has ever been flooded. If the residence has been flooded in past which is not revealed by the seller, then a buyer could bring a legal claim for losses as a result of such an misleading reply. The buyer’s conveyancers may also conduct an enviro search. This should reveal if there is a recorded flood risk. If so, more detailed investigations should be carried out.
I decided to have a survey completed on a house in North Baddesley in advance of appointing lawyers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies will refuse to grant a loan on a flying freehold home.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in North Baddesley. Conveyancing may be slightly more expensive based on your lender's requirements.
In what way does the Landlord & Tenant Act 1954 affect my business offices in North Baddesley and how can your lawyers assist?
The 1954 Act affords protection to business tenants, giving them the a statutory right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. North Baddesley is one of the many locations in which the firms we work with have offices
My husband and I are 14 days into a residential purchase having been recommend to conveyancers by the local agent to do our conveyancing in North Baddesley. We are not happy. Could you help me find new lawyers?
They would have to be very bad in order to consider diss instructing them. Has the mortgage been generated? In the event that it has you will need to advise them of the new lawyer and get the loan are re-issued. Your new solicitor ideally needs to be on the mortgage company approved list to avoid escalating fees and frustration. So that should be your first question of the new conveyancers. Our search tool should assist you in finding a bank approved conveyancer for your conveyancing in North Baddesley
I own a leasehold house in North Baddesley. Conveyancing and Halifax mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in North Baddesley who previously acted has now retired. Any advice?
First make enquiries of HMLR to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to instruct a North Baddesley conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a leasehold flat in North Baddesley, conveyancing having been completed 7 years ago. Can you work out an approximate cost of a lease extension? Similar flats in North Baddesley with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 levied per year. The lease ceases on 21st October 2081
With only 57 years remaining on your lease we estimate the premium for your lease extension to span between £28,500 and £33,000 plus professional fees.
The suggested premium range above 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 the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.