A colleague suggested that where I am purchasing in Shenley Church End I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Shenley Church End conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Shenley Church End around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Shenley Church End Education with maps and statistics, Local Amenities and other useful data about Shenley Church End.
I used Arc property Solicitors a few years past for my conveyancing in Shenley Church End. Now, I need my files however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shenley Church End of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Shenley Church End with the aid of help to buy. The builders would not move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not inform my conveyancer about this extras as it may put at risk my loan with HSBC Bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Shenley Church End is where the house is located. What do you suggest?
Flying freeholds in Shenley Church End are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shenley Church End you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shenley Church End may decide 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 company is hoping to lease a unit on a shopping parade. Can you recommend lawyers offering no-move-no charges for commercial conveyancing in Shenley Church End for below £1,200?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Shenley Church End, including the sale and purchase of businesses as well as simply property. Whether you are looking to buy or sell a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right firm. Regarding the fees these will vary based on the structure and nuances of the proposed transaction. Please provide us with your details or phone so as to enable us to supply you with comprehensive commercial conveyancing calculation.
What advice can you give us when it comes to appointing a Shenley Church End conveyancing practice to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Shenley Church End conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Shenley Church End conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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How many lease extensions have they carried out in Shenley Church End in the last twenty four months? What are the legal fees for lease extension conveyancing?
I am the registered owner of a 2 bed flat in Shenley Church End, conveyancing having been completed 9 years ago. 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? Corresponding flats in Shenley Church End with a long lease are worth £202,000. The ground rent is £60 invoiced every year. The lease ends on 21st October 2082
With only 57 years remaining on your lease we estimate the premium for your lease extension to range between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.