Recently been in touch with my conveyancing solicitor in Woodlands who acted for me 18 months ago requesting a conveyancing quote based on an identical type of home move (a leasehold property and a freehold premises) of almost identical values with a home loan from Clydesdale. It looks as though am now being quoted twice the amount. Am I right to be tempted to shop around for an alternative property lawyer?
The quote is slightly on the steep side. Where you are willing to invest time comparing prices you may be able to decrease the fees slightly by perhaps £100 plus VAT. On the other hand, if you were satisfied with the assistance the firm gave you couldcome to regret opting for an an untested conveyancer. Don't forget to check that the solicitor can act for Clydesdale. You can utilise our search tool to choose a Woodlands conveyancing firm on the Clydesdale approved list of lawyers, which can often include conveyancing solicitors in Woodlands.
Me and my partner are buying our first house. The lawyer has contact usto see if we wish to take out extra conveyancing searches. Frankly we have no idea as to what's relevant for conveyancing in Woodlands
The extent of Woodlands conveyancing searches depends primarily on the premises, the location, the possibility of any of these risks, your knowledge of the locality and risks, your general appetite to risk. What matters is that you properly comprehend what information the searches could provide. You may then make a decision if you consider that you need that information. If uncertain, ask your solicitor to provide guidance.
Why is leasehold purchase conveyancing in Woodlands costs more?
In summary, leasehold conveyancing in Woodlands and elsewhere usually warrants more hours of investigation compared to freehold transactions. This includes reviewing the lease, corresponding with the landlord concerning serving appropriate notices, securing current service charge and management information, procuring the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.
What can a local search inform me regarding the property I am buying in Woodlands?
Woodlands conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company such as Onsearch The local search is essential in every Woodlands conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search will provide data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
How does the Landlord & Tenant Act 1954 affect my business premises in Woodlands and how can your lawyers assist?
The 1954 Act provides security of tenure to business leaseholders, giving them the legal entitlement to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Woodlands
Last August I purchased a leasehold house in Woodlands. 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 owner and they have not paid you would not usually be personally liable for the arrears. However, 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).
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Woodlands conveyancing firm to help?
Most definitely. We are happy to put you in touch with a Woodlands conveyancing firm who can help.
An example of a Lease Extension decision for a Woodlands premises is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case related to 1 flat. The remaining number of years on the lease was 60.45 years.