My conveyancer has informed me that lack of right of way insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Slade Green?
The right level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and The Royal Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such policies.
is it true that all Slade Green solicitor practices on the Leeds Building Society conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel in which case such practice would be governed by the CLC.
I can not work out if my mortgage offer requires a lease extension. I have called my Slade Green bank branch on various occasions and was told they are content with the situation and they would lend. My Slade Green conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. I simply don't know who is right.
As long as the solicitor is on the bank panel, they must adhere to the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
It has been five months since my purchase conveyancing in Slade Green took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one round the corner in Slade Green I like with open areas and transport links in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Slade Green in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you may ask them to start the process of the extension 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 speak to your conveyancing lawyer regarding this matter.
My business partner and I are looking to take over a lease of a shop on the high street. Can you recommend lawyers offering no-move-no charges for non-domestic conveyancing in Slade Green for below £1,200?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Slade Green, including the disposal and purchase of businesses as well as simply premises. If you are hoping to buy or lease a shop, pub, restaurant, office, retail premises or a whole business we can find you the right solicitor. As for the fees these will vary based on the structure and heads of terms of the deal. Let us have your details or email so as to enable us to furnish you with comprehensive commercial conveyancing calculation.
I am 18 days into a freehold purchase having been referred to a firm by the selling agent to carry out the conveyancing in Slade Green. I am am extremely frustrated with the level of service. Could you you assist me in finding new conveyancers?
They would have to be very poor to suggest diss instructing them. Has your loan offer been issued? In the event that it has you need to advise them of the new solicitor and have the offer are re-sent. Your conveyancer should be on the banks panel to avoid added charges and delays. So that should be your first question of the new lawyers. Our find a solicitor tool can help you find a lender approved solicitor for your conveyancing in Slade Green
There are only 62 years remaining on my lease in Slade Green. I need to extend my lease but my landlord is absent. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you have used your best endeavours to find the lessor. On the whole an enquiry agent should be useful to conduct investigations and prepare a report to be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a conveyancer both on investigating the landlord’s absence and the application to the County Court covering Slade Green.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Slade Green conveyancing firm to help?
Where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to determine the price.
An example of a Lease Extension decision for a Slade Green property is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired term as at the valuation date was 76 years.