I am looking to buy a house and need a conveyancing solicitor in Ranmoor who is on the Bank of Scotland conveyancing. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Scotland in certain locations such as Ranmoor. We dont recommend any particular firm.
The deeds to our home are lost. The conveyancers who did the conveyancing in Ranmoor 10 years ago have long since closed. What do I do?
Assuming the title is registered the details of your ownership will be retained by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, identify your property and obtain up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
About to purchase a new build apartment in Ranmoor. 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 conveyancing.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Ranmoor
-
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. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision.
We're first time buyers - had an offer accepted, but the property agent advised that the owners will only move forward if we use the agent's chosen lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a family solicitor who is accustomed to conveyancing in Ranmoor
We suspect that the seller is unaware of this requirement. Should the owner want ‘a quick sale', taking such a hostile approach to a genuine purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)however you will continue to use your own,trusted Ranmoor conveyancing firm - as opposed tothose that will provide their negotiator at the agency a commission or meet his conveyancing figures pre-set by HQ.
I am looking at a couple of flats in Ranmoor both have about forty five years remaining on the leases. Do I need to be concerned?
There are no two ways about it. A leasehold flat in Ranmoor is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the marketability of the property. The majority of buyers and lenders, leases with less than 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Ranmoor conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I own a garden flat in Ranmoor, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Ranmoor with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease terminates on 21st October 2085
With just 60 years remaining on your lease we estimate the premium for your lease extension to span between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.
Been on the hunt for a conveyancer for leasehold sale conveyancing in Ranmoor. I'm selling, uncomplicated no mortgage to redeem, no rush, currently empty. Received an estimate from a conveyancing practitioner for nine hundred pounds including VAT which is a little expensive given that its so straightforward. Is it possible to find less expensive fees for conveyancing in Ranmoor?
As it’s a sale only, £450 + VAT is likely to be about the lowest for sale conveyancing in Ranmoor.