My property lawyer in Bradford is not on the Aldermore Approved Panel. Can I still use my prefered solicitor even though they are not on the Aldermore panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your preferred Bradford solicitors but Aldermore will need to retain a lawyer on their panel. This will result in additional overall conveyancing charges as well as cause frustration.
- Choose an alternative lawyer to act in the conveyancing, obviously checking they are Aldermore approved.
- Persuade your Aldermore based solicitor to seek to join the Aldermore panel
We are selling our house in Bradford and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Bradford lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used an online conveyancing practice rather than a conveyancing solicitor in Bradford. Having lived in Bradford for three years we know that this is a non issue. Should we contact our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to 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 life insurance to cover that same illness)
Just had an offer accepted on a new build flat in Bradford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bradford
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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I am a negotiator for a reputable estate agent office in Bradford where we see a few flat sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local Bradford conveyancing firms. Could you shed some light as to whether the vendor of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Bradford Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
This information is helpful as a) areas may result in problems in the building as the communal areas may begin to deteriorate if maintenance remain unpaid b) if the tenants have an issue with the managing agents you will want to have all the details How many years are left on the lease? Plenty Bradford leasehold flats will be liable to pay a service charge for the upkeep of the block levied by the management company. Should you acquire the apartment you will have to pay this charge, normally quarterly accross the year. This can vary from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a rentcharge to be met yearly, normally this is not a significant sum, say about £25-£75 but you need to enquire it because on occasion it can be many hundreds of pounds.
My step-mother purchased her house in Bradford Six years ago. She has since got married, widowed and in recent months got married again. She now intends to the sell the Bradford property. I suspect that she will just be requested to provide a copy of her marriage papers to the conveyancer but she is anxious it could frustrate the house sale. Should she instruct a solicitor to update the Land Registry information for the house?
It is not absolutely necessary to bring up to date the title for the property on the basis that you have the evidence required to demonstrate how the change of name occurred.
The buyer’s lawyer should check the registered details and request evidence by way of proof of the name change for example marriage certificates.