I am planning to acquire a property and require a conveyancing solicitor in Wragby who is on the Clydesdale approved. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Clydesdale in certain locations such as Wragby. We dont recommend any particular firm.
My friend suggested that if I am buying in Wragby I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Wragby conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Wragby around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Wragby Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Wragby Education with plans and statistics, Local Amenities and other useful data regarding Wragby.
Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who conducted the conveyancing in Wragby 4 years ago have long since closed. What are my next steps?
As long as you have a registered title the details of your proprietorship will be recorded by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, find your property and secure current copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Wragby and how can your lawyers assist?
The 1954 Act provides a safeguard to business tenants, giving them the legal entitlement to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refuse 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 assist with commercial conveyancing in Wragby
I am in need of some leasehold conveyancing in Wragby. Before diving in I want to be sure as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and 99.9% are in Wragby - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a basement flat in Wragby, conveyancing was carried out 6 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Wragby with an extended lease are worth £265,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2100
With only 76 years left to run the likely cost is going to span between £8,600 and £9,800 as well as professional fees.
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 investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
My mother and father are unable to locate their Wragby land registry title on the online search facility. They have a vague recollection 50 years ago when they bought the property there were complications with the address not being identified on some systems.
The vast majority of properties in Wragby should show up. Have you limited your search to simply the postcode. Ordinarily it will reveal all the houses and flats inside the postcode. Assuming the property is recorded it will show up with a title number. Where they bought back in the 70’s it's conceivable it may be unregistered. The property may still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title papers which may be with your parent’s mortgage company.