I have given 2 months notice to my current landlord and have to vacate my let out property in Rainford by the end of next month. Conveyancing on my purchase is underway. Is it possible to complete in 4 weeks as I wish to avoid having to find short term accommodation?
Generally one should not give notice for your letting unless your lawyer suggests that you should. If you have not already done so, speak to your solicitor and ask them to they chase the sellers side, try to an acceptable time-line that everyone will work towards
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Rainford. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?
Where you plan to refinance then Coventry BS will require that you use a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.
Should my lawyer be making enquiries concerning flooding as part of the conveyancing in Rainford.
The risk of flooding is if increasing concern for solicitors dealing with homes in Rainford. Plenty of people will acquire a property in Rainford, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a various searches that can be undertaken by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Rainford. The standard information sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to find out whether the property has suffered from flooding. In the event that the residence has been flooded in past and is not disclosed by the vendor, then a purchaser could commence a legal claim for losses as a result of such an incorrect response. The purchaser’s lawyers should also order an enviro report. This will reveal if there is any known flood risk. If so, further investigations will need to be carried out.
I moved into my flat on 16 April and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Rainford advises it should be dealt with in a couple of weeks. Are titles in Rainford uniquely lengthy to register?
There is nothing unique about conveyancing in Rainford registration formalities. Rather than based on location, timeframes can vary subject to the party submitting the application, whether there are errors and if the Land registry need to notify any 3rd parties. Currently approximately 80% of submission are fully dealt with within two weeks but occasionally there can be protracted delays. Registration takes place after the buyer has moved in to the premises thus an expedited registration is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.
How does the Landlord & Tenant Act 1954 impact my commercial property in Rainford and how can you help?
The particular law that you refer to affords protection to commercial tenants, granting the a statutory right to make a request to court for a renewal tenancy and remain in occupation at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Rainford is one of the many areas of the UK in which the firms we work with are based
Been on the hunt for a conveyancer for leasehold sale conveyancing in Rainford. I'm selling, uncomplicated no mortgage to redeem, no rush, no onward chain. Received an estimate from a lawyer for nine hundred pounds including VAT which is a tad high considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Rainford?
Given that it’s a sale only, 475 + VAT should be about the cheapest for a Rainford solicitor firm.