I have given 8 weeks notice to my existing landlord and must be out of my let out flat in West Derby by 11/2/2026. Conveyancing on my purchase is underway. Can I complete in 4 weeks as don't want to have to move into short term accommodation?
Generally one should not provide notice for your lease until you have exchanged. Assuming that you have not previously done so, speak to your conveyancer and ask them to they chase the other solicitors, try to an acceptable time-line that all parties will aim towards
I own a freehold property in West Derby but still invoiced for rent, why is this and what is this?
It is rare for properties in West Derby and has limited impact for conveyancing in West Derby but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
I am assisting my aunt sell her property in West Derby. Does the solicitor commission the energy performance certificate or do I organise this?
After the abolition of Home Information Packs, energy performance certificates became a compulsory component of selling a house. An EPC should be commissioned in advance of the property being marketed. It is not something that conveyancers ordinarily arrange. If you are using a West Derby conveyancing practitioner they might be able to arrange EPC’s due to their contacts with long established West Derby providers
I am currently in the process of buying my council flat in West Derby. I have a mortgage agreed with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being difficult. The West Derby solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have a semi-detached Edwardian property in West Derby. Conveyancing solicitor represented me and TSB. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the exact same address. Is it worth asking TSB to clarify?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Derby and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing solicitor who conducted the work.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. West Derby is where the house is located. What do you suggest?
Flying freeholds in West Derby are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Derby you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Derby may determine 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 premises.
What makes a West Derby lease unmortgageable?
There is nothing unique about leasehold conveyancing in West Derby. All leases are unique and legal mistakes in the legal wording can result in certain sections are not included. The following missing provisions could result in a defective lease:
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Repairing obligations to or maintain parts of the property
A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Leeds Building Society, and Barclays Direct all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the buyer to withdraw.
I acquired a ground floor flat in West Derby, conveyancing was carried out in 2007. 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? Comparable flats in West Derby with an extended lease are worth £191,000. The ground rent is £55 per annum. The lease expires on 21st October 2078
With 53 years remaining on your lease we estimate the premium for your lease extension to be between £27,600 and £31,800 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.