Why is leasehold purchase conveyancing in Canterbury costs more?
The conveyancing fees for a leasehold premises in Canterbury is often higher than on a freehold transaction. This is because there is an amount of extra work necessary in liaising with the landlord and management company to obtain evidence concerning whether the rent and maintenance fee have been cleared and whether there are any significant expenditure in the foreseeable future on repairs or maintenance of the building.
My aunt passed away last year and as sole heir and executor I was left the property in Canterbury. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then RBS will require that you use a conveyancer on the RBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your RBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the RBS mortgage is registered as a charge at the Land Registry.
I completed on my home on 4 August and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Canterbury expressed confidence that it will be recorded inside ten days. Are titles in Canterbury uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Canterbury registration formalities. Rather than based on location, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. Currently approximately three quarters of such applications are fully addressed within 12 days but some can be subject to protracted hold-ups. Historically registration occurs once the buyer is living at the property therefore an expedited registration is not always top priority but if there is a degree of urgency associated with the registration then you or your conveyancer could contact the land registry and explain the circumstances.
Am I best advised to choose a Canterbury conveyancing practitioner in close proximity to the house I am purchasing? We have a good friend who can deal with the legal formalities but they are based approximately 350miles drive away.
The benefit of a local Canterbury conveyancing practice is that you can pop in to execute documents, present your identification documents and pester them if necessary. They will also have local knowledge which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were impressed that should trump using an unknown Canterbury conveyancing lawyer just because they are Canterbury based.
Having checked my lease I have discovered that there are only Sixty One years unexpired on my flat in Canterbury. I now want to get lease extension but my landlord is absent. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to track down the lessor. On the whole an enquiry agent would be helpful to try and locate and prepare a report to be used as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the application to the County Court covering Canterbury.
I bought a 2 bed flat in Canterbury, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Canterbury with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 per annum. The lease expires on 21st October 2072
With 54 years unexpired we estimate the price of your lease extension to range between £32,300 and £37,400 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.