We expect to receive a OIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Forty Hill solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Forty Hill solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Forty Hill conveyancer on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I recently had an offer accepted on an apartment in Forty Hill. My financial adviser recommended their conveyancers. I paid an advanced payment of £150. Not long after, the property lawyer contacted me embarrassingly acknowledging that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have been told that property searches are the number one cause of obstruction in Forty Hill house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of holding up conveyancing in Forty Hill.
My company is wishing to lease a unit on a shopping parade. Can you recommend conveyancers offering no-sale-no charges for non-domestic conveyancing in Forty Hill for under 1500k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Forty Hill, including the disposal and purchase of businesses as well as simply premises. Whether you are intending to acquire or lease a shop, pub, restaurant, office, retail premises or a complete business we can find you the right solicitor. Regarding the charges this will depend on the structure and terms of the deal. Let us have your contact information or call us so that we may provide you with comprehensive commercial conveyancing quote.
I am attracted to a couple of flats in Forty Hill which have in the region of fifty years left on the leases. Do I need to be concerned?
There is no doubt about it. A leasehold flat in Forty Hill is a wasting asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the value of the premises. The majority of buyers and lenders, leases with under eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Forty Hill conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I own a garden flat in Forty Hill. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
if there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to determine the premium.
An example of a Lease Extension case for a Forty Hill premises is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 81.79 years.
Why can I not complete our conveyancing in Forty Hill on Easter Monday?
Because on completion the purchase price needs to be transferred electronically between the banks of the purchaser and owner’s conveyancing practitioner and at present this can only happen on a working day. It is not possible to complete on a weekend either.