I am downsizing from our property in Stansted and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a national conveyancing outfit rather than a conveyancing solicitor in Stansted. We have lived in Stansted for six years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must check with 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)
Just had an offer accepted on a new build flat in Stansted. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Stansted
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I am a sole trader looking to lease a unit on a shopping parade. Can you recommend solicitors offering fixed fees for non-domestic conveyancing in Stansted for under £2000?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Stansted, including the sale and acquisition of businesses as well as simply property. Whether you are intending to acquire or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right solicitor. Regarding the costs this will depend on the structure and complexity of the proposed transaction. Please provide us with your contact information or phone us so that we can furnish you with comprehensive commercial conveyancing quote.
My cousin has suggested that I instruct his conveyancing solicitors in Stansted. Should I use them?
No doubt it’s preferable to choose a conveyancing solicitor is to have feedback from friends or family who have actually experience in using the firm you're contemplating using.
Last May I purchased a leasehold flat in Stansted. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Stansted Conveyancing for Leasehold Flats - Sample of Queries before buying
Please tell me if there are any major works anticipated that could increase the service charges? How much is the yearly maintenance fee and ground rent? Please note that where the lease has fewer than 80 years it will affect the marketability of the flat. Check with your mortgage company that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will most likely need a lease extension at some point and you need to have some idea of what this would cost. For most Stanstedlease extensions you will need to own the property for a couple of years in order to be legally able to extend the lease.
I happen to be an executor of my recently deceased aunt’s Will, with a bungalow in Stansted which will be marketed. The bungalow is unregistered at the Land Registry and I'm advised that many EAs will insist that it is completed before they will move forward. What's the procedure for this?
In the circumstances you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.