My wife and I purchasing a terrace house in Shortlands. Our aim is to convert the garage to an office at the house.Will the conveyancing process include checks to see if these works are allowed?
Your conveyancer will review the deeds as conveyancing in Shortlands can on occasion reveal restrictions in the title deeds which prevent categories of alterations or require the consent of a 3rd party. Certain additions need local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I'm in the process of looking at apartments in Shortlands and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with Skipton.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are obtaining a mortgage with Skipton, make sure you remember to check that your lawyer is on the Skipton conveyancing panel.
About to purchase apartment in Shortlands. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Shortlands lawyer is on the Yorkshire BS conveyancing panel.
I am downsizing from our house in Shortlands and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Shortlands lawyer would know this is not the case. It does beg the question why the buyers are using a national conveyancing outfit rather than a conveyancing solicitor in Shortlands. Having lived in Shortlands for 5 years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Shortlands I like with a park and transport links in the vicinity, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Shortlands for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage that many years may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
I am using a search engine for the phrase cheap conveyancing in Shortlands it reveals numerous property lawyersin the vicinity. How do I determine which is the suitable property lawyer for my move?
The best method of choosing a suitable conveyancer is via trusted testimonial, so seek the opinion of colleagues and family who have acquired a property in Shortlands or the local estate agent or mortgage broker. Charges for conveyancing in Shortlands vary, so it's advisable to secure a minimum of three quotes from varying types of property lawyers. Dont forget to clarify what costs in the quote includes.
I am tempted by the attractive purchase price for a two flats in Shortlands both have approximately forty five years unexpired on the leases. Will this present a problem?
There is no doubt about it. A leasehold apartment in Shortlands is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the value of the premises. The majority of buyers and banks, leases with under eighty 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 Shortlands 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. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new 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.
After months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Shortlands. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to make a decision on the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a Shortlands flat is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268
If instructed can a conveyancer remove a person from the title of my home in Shortlands ?
Removing or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a conveyancing practitioner to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a property lawyer